AGENDA
City Council
Wednesday, October 21, 2026
City Council Chamber – Norco City Hall
2820 Clark Avenue, Norco, CA 92860
CALL TO ORDER 6:00 PM
ROLL CALL Robin Grundmeyer, Mayor
Gregory Bowen, Mayor Pro Tem
Kevin Bash, Council Member
Greg Newton, Council Member
Fia Sullivan, Council Member
CLOSED SESSION
CONFERENCE WITH LEGAL COUNSEL – LIABILITY CLAIMS
Pursuant to Government Code Section 54956.95
Claimant: Timothy Bruner
Agency Claimed Against: City of Norco
Claim No.: PEAA-000130
CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION
Initiation of litigation pursuant to Government Code Section 54956.9(d)(4) Number of Potential Cases: Three (3)
CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION
Significant exposure to litigation pursuant to Government Code Section 54956.9(d)(2)
Number of Potential Cases: One (1)
RECONVENE PUBLIC SESSION 7:00 PM
REPORT OF ACTION(S) TAKEN IN CLOSED SESSION
INVOCATION Pastor Samuela Tihalamaka
Beacon Hill Church
PLEDGE OF ALLEGIANCE Council Member Greg Newton
PRESENTATIONS Red Ribbon Week Proclamation
1. CITY COUNCIL REPORTS ON REGIONAL BOARDS
2. PUBLIC COMMENTS
City Council Agenda - October 21, 2026
This is the time when persons wishing to address the City Council regarding the Consent Calendar or other items within the subject matter jurisdiction of the legislative body, but not separately agendized, may be heard. Public participation is available in person or through the City’s two-way telephonic service in accordance with SB 707. In-person speakers should submit a speaker card to the Meeting Clerk. Remote speakers may join using the Zoom access information provided on this agenda, including the dial-in numbers (+1 669 444 9171 or +1 669 900 6833, Meeting ID 890 6288 4973) to enter the public comment area. Remote participants may raise their hand by pressing *9 and, when recognized by the City Clerk using the last four digits of their phone number, will be unmuted to provide comments. At the conclusion of the allotted speaking time, unmute permissions will be removed. All comments are limited to three minutes or less.
Under the Ralph M. Brown Act, the City Council cannot discuss or take action on comments regarding non-agendized items.
3. CONSENT CALENDAR
All items listed under the Consent Calendar are considered to be routine and may be enacted by one motion. Prior to the motion to consider any action by the presiding governmental body, any public comments on any of the Consent Items will be heard under Item No. 2 of the Agenda.
There will be no discussion on matters on the Consent Calendar unless an item is pulled for discussion by a member of the governmental body. Items pulled for discussion from the Consent Calendar will be separately considered under Item No. 4 of the Agenda.
3.A. Waive Reading of All Ordinance and Resolution Adoptions on this Agenda and Read by Title Only
RECOMMENDATION:
Waive reading, by title only, of all Ordinances and Resolutions. Said Ordinances and Resolutions which appear on the agenda shall be determined to have been read by title and further reading waived.
Staff Report - Pdf
3.B. Approval of City Council Regular Meeting Minutes
RECOMMENDATION:
Approve the City Council Regular Meeting Minutes of October 7, 2026.
Staff Report - Pdf
3.C. Recap of Actions Taken by the Planning Commission at its Meeting Held on October 14, 2026
RECOMMENDATION:
Receive and file the recap of actions taken by the Planning Commission at its meeting held on October 14, 2026.
Staff Report - Pdf
City Council Agenda - October 21, 2026
3.D. Quarterly Purchase Orders Listing Between $25,000 to $49,999 RECOMMENDATION:
Receive and file the Quarterly Purchase Orders Listing for the Quarter Ended September 30, 2026.
Staff Report - Pdf
3.E. First Amendment to Agreement for Services of City Attorney – DeveloperReimbursed Legal Services RECOMMENDATION:
Approve the First Amendment to the Agreement for Services of City Attorney with Harper & Burns LLP establishing an hourly rate of $325 for developer-reimbursed legal services.
Staff Report - Pdf
3.F. Approval of Proposed Improvements to the Norco Heritage Room and Partnership Agreement with the Lake Norconian Club Foundation RECOMMENDATION:
Approve Proposed Improvements to the Norco Heritage Room and Partnership Agreement with the Lake Norconian Club Foundation.
Staff Report - Pdf
3.G. Approval of Resolution No. 2026-83 Authorizing the Submittal of the Farm and Ranch Solid Waste Cleanup and Abatement Grant (FR92) Application and City Manager Signature Authority
RECOMMENDATION:
Adopt Resolution No. 2026-83, authorizing the submittal of an application to the California Department of Resources Recycling and Recovery (CalRecycle) for the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program (FR92), Grant ID 34707, and authorizing the City Manager to execute all necessary grant-related documents.
Staff Report - Pdf
4. ITEM(S) PULLED FROM CONSENT CALENDAR
5. PUBLIC HEARING(S)
City Council Agenda - October 21, 2026
5.A. General Plan Amendment 2026-01: City of Norco 2050 General Plan Update
RECOMMENDATION:
1. Adopt Resolution No. 2026-81, certifying the Final Program Environmental Impact Report for the 2050 General Plan Update, making related determinations under the California Environmental Quality Act, and directing filing of a Notice of Determination; and
2. Adopt Resolution No. 2026-82, adopting General Plan Amendment 2026-01, the City of Norco 2050 General Plan Update.
Staff Report - Pdf
6. CITY COUNCIL / STAFF COMMUNICATIONS
7. ADJOURNMENT
In compliance with the Americans with Disabilities Act, any person who requires a modification or accommodation in order to participate in this meeting is encouraged to contact the City Clerk’s Office at (951) 270-5623 or [email protected] at least 48 hours prior to the meeting so that reasonable arrangements can be made to ensure accessibility. Staff reports are on file in the City Clerk’s Office.
Any writings or documents provided to a majority of the presiding governmental body regarding any item on this agenda will be available for public inspection at the City Clerk’s Office during normal business hours at Norco City Hall, located at 2870 Clark Avenue in Norco. The meeting is recorded.
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.A.
To: Honorable Mayor and City Council Members
From: Norma I. Alley, City Clerk / Assistant to the City Manager
Prepared By: Norma Alley, City Clerk / Assistant to the City Manager
Department: City Clerk
SUBJECT:
Waive Reading of All Ordinance and Resolution Adoptions on this Agenda and Read by Title Only
RECOMMENDATION:
Waive reading, by title only, of all Ordinances and Resolutions. Said Ordinances and Resolutions which appear on the agenda shall be determined to have been read by title and further reading waived.
REVIEWED AND APPROVED BY:
Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.B.
To: Honorable Mayor and City Council Members
From: Lisette Free, City Manager
Prepared By: Lacey David, Meeting Clerk
Department: City Clerk
SUBJECT:
Approval of City Council Regular Meeting Minutes
RECOMMENDATION:
Approve the City Council Regular Meeting Minutes of October 7, 2026.
REVIEWED AND APPROVED BY:
Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):
City Council - Oct 07 2026 - DRAFT Minutes
DRAFT - MINUTES
City Council
Wednesday, October 7, 2026
City Council Chamber – Norco City Hall
2820 Clark Avenue, Norco, CA 92860
CALL TO ORDER 6:30 PM
ROLL CALL Robin Grundmeyer, Mayor
Gregory Bowen, Mayor Pro Tem
Kevin Bash, Council Member
Greg Newton, Council Member
Fia Sullivan, Council Member
CLOSED SESSION
CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION
Initiation of litigation pursuant to Government Code section 54956.9(d)(4) Number of Potential Cases: Two (2)
CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
Pursuant to Government Code section 54956.9(d)(1)
Name of Case: People v. RS Real Estate Plus, et al.
Riverside County Superior Court Case No. CVRI2604216
RECONVENE PUBLIC SESSION 7:00 PM
REPORT OF ACTION(S) TAKEN IN CLOSED SESSION
Attorney Burns reported City Council voted 5-0 to begin litigation for item one and Item two there is no reportable action.
INVOCATION Chaplain Bruce Smith
Cowboys for Christ
PLEDGE OF ALLEGIANCE Council Member Fia Sullivan
1. CITY COUNCIL REPORTS ON REGIONAL BOARDS
The City Council provided reports on their recent individual participation in committees, commissions, reginal boards, and community organizations.
2. PUBLIC COMMENTS
City Council Minutes - October 7, 2026
John Rigler thanked council for all their efforts and noted issues with the JD Ranch project.
Aaron Williams asked about the pavers in the trail and the previous decisions by City Council to have them removed and explained that there are more sites that still have types of other material in the horse trail and would like to see compliance action for those other sites.
Chris Charalambons requested that the proposal that was provided to council at the meeting be brought forward for review and explained the reasons.
Dave Stockton explained there are issues with Pikes Peak Park, the afterhours activities that are taking place are very loud and excessive loitering and requested that there be action to reduce these issues and clean the park up and make it safe.
3. CONSENT CALENDAR
M/S BASH/SULLIVAN to approve the Consent Calendar as presented with Item
3.G being postponed to a later date. The Motion was carried by the following roll call vote:
AYES: GRUNDMEYER, BASH, NEWTON, AND SULLIVAN
NOES: BOWEN
ABSENT: NONE
ABSTAIN: NONE
3.A. Waive Reading of All Ordinance and Resolution Adoptions on this Agenda and Read by Title Only
Action: Waived reading, by title only, of all Ordinances and Resolutions. Said Ordinances and Resolutions which appear on the agenda shall be determined to have been read by title and further reading waived.
3.B. Approval of City Council Regular Meeting Minutes
Action: approved the City Council Regular Meeting Minutes of September 16, 2026.
3.C. Recap of Actions Taken by the Planning Commission at its Meeting Held on September 15, 2026
City Council Minutes - October 7, 2026
Action: received and filed the recap of actions taken by the Planning Commission at its meeting held on September 15, 2026.
3.D. Second Reading and Adoption of Ordinance No. 1145, adopting Zone Code Amendment (ZCA) 2026-02
Action: adopted Ordinance No. 1145, approving Zone Code Amendment (ZCA) 2026-
02. 3.E. Second Reading and Adoption of Ordinance No. 1146, adopting Zone Change 2022-01
Action: adopted Ordinance No. 1146, adopting Zone Change 2022-01.
3.F. First Amendment to Agreement with Joe A. Gonsalves & Son for Legislative Advocacy and Governmental Affairs Services
Action: approved the First Amendment to the Agreement with Joe A. Gonsalves & Son to extend the term through August 30, 2027, for an additional amount not to exceed $48,000, and authorized the City Manager to execute the amendment.
3.G. First Amendment to Agreement for Services of City Attorney – DeveloperReimbursed Legal Services Action: to postpone to a later date.
4. ITEM(S) PULLED FROM CONSENT CALENDAR
No items pulled from the Consent Calendar.
5. DISCUSSION / ACTION ITEM(S)
5.A. Consideration of Street Naming Policy
City Manager Free presented the staff report on file.
Mayor Grundmeyer opened for public comments.
Steven Nikoui the father of a fallen soldier, explained the reasons for changing the name of a portion of Sixth Street and the issues that have come with the process.
City Council Minutes - October 7, 2026
Rudy Navarrete is a family friend of a fallen soldier and asked council to consider the name change for the small section of Sixth Street.
Lisa Campbell agrees with the previous speakers and agrees to the street name change.
Mary Juchcinski provided clarity of the names used in the previous comments.
Brent Sakamoto supports the name change of a street for the fallen soldier.
Karen Spiegel is in support of a policy being made first and that it will take some time and is in support of the name change for a street.
Mayor Grundmeyer closed the public comments.
Mayor Pro Tem Bowen asked if there could be steps laid out in-order for the applicants to follow and an option to wave the costs. City Manager Free explained.
Member Newton noted there should be some added items for economic development, marketing and branding in the street naming policy. Staff needs to draft the policy and bring the policy to council for approval. City Manager Free explained the process. Member Newton noted that city council should not be designing from the dais.
Member Bash agrees with Member Newton that the policy should be drafted by staff and brought back to council for approval and explained that this is a team effort and should be a fair process.
Mayor Grundmeyer asked for clarity on the recommendation and the understanding of what the next steps will be. Staff explained.
M/S BASH/BOWEN to proceed with developing a policy for a formal Steet Naming Policy including eligibility criteria, administrative requirements, and associated costs for review by various Commissions prior to returning to the City Council for final consideration and approval.
The Motion was carried by the following roll call vote:
AYES: GRUNDMEYER, BOWEN, BASH, NEWTON, AND SULLIVAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
City Council Minutes - October 7, 2026
5.B. Joint Redevelopment Proposal by the City of Norco and Lewis Land Developers, LLC for the California Department of Corrections and Rehabilitation Fifth Street Property
Community Development Director Cataldi presented the staff report on file.
Mayor Grundmeyer opened public comment.
Bill Naylor explained the need for more parking and the issue with high density housing. Bill Naylor suggested a data processing center at the site.
Matt Hilliard noted the quantity of units for the lot and the issues that will come from that.
Mayor Grundmeyer closed public comment.
Member Newton asked for an estimated time frame for build out. Bob Martin from Lewis explained that an estimated time frame for ground break would be about four years and listed estimated time frames for all other items.
Mayor Pro Tem Bowen asked about items that can be added to the scope of the project. Director Cataldi explained the next steps.
Member Bash asked about the trails and how the site will be protected. Director Cataldi explained the process.
Member Newton expressed a liking for the project and thanked staff.
Member Sullivan asked once the submittal is turned into the state when will the city get a response. Director Cataldi explained the process and next steps.
Mayor Pro Tem Bowen thanked city staff for all their hard work and requested a large type barn for the site as a centered use for all and use an HOA to cover the costs.
Member Bash explained the history of saving the Norconian with this project.
M/S BASH/GRUNDMEYER Authorized submission of the Joint Redevelopment Proposal by the City of Norco and Lewis Land Developers, LLC for the California Department of Corrections and Rehabilitation Fifth Street Property to the California Department of General Services. The Motion was carried by the following roll call vote:
City Council Minutes - October 7, 2026
AYES: GRUNDMEYER, BOWEN, BASH, NEWTON, AND SULLIVAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
6. CITY COUNCIL / STAFF COMMUNICATIONS
Attorney Burns explained the lawsuit about water issues and the settlement.
City Manager Free shared the event of State of the City on Tuesday October 27, 2026 at 5 p.m.
Member Bash apologized to other members.
Mayor Pro Tem Bowen thanked Member Bash for all his hard work and dedication to the Veterans.
Member Sullivan thanked staff for their hard work.
Member Newton shared animal keeping rules and fees and how small they are in the City of Los Angeles compared to the City of Norco. Member Newton explained the issues the City will face with the state regulations.
Mayor Grundmeyer thanked those members that stayed, encouraged all to participate and watch.
7. ADJOURNMENT
Mayor Grundmeyer adjourned the meeting at 9:09 p.m.
_________________________________
Dana Roa, CMC
City Clerk
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.C.
To: Honorable Mayor and City Council Members
From: Colby Cataldi, Community Development Director
Prepared By: Lacey David, Meeting Clerk
Department: Community Development
SUBJECT:
Recap of Actions Taken by the Planning Commission at its Meeting Held on October 14, 2026
RECOMMENDATION:
Receive and file the recap of actions taken by the Planning Commission at its meeting held on October 14, 2026.
REVIEWED AND APPROVED BY:
Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):
Planning Commission - Oct 14 2026 - DRAFT Minutes
DRAFT - MINUTES
Planning Commission
Wednesday, October 14, 2026
City Council Chamber – Norco City Hall
2820 Clark Avenue, Norco, CA 92860
CALL TO ORDER 7:00 PM
ROLL CALL Jeff Shyu, Chair
Patricia Hedges, Vice Chair
Shannon Chudzicki, Member
Catherine Fiore, Member
Dennis Hutnik, Member
PLEDGE OF ALLEGIANCE
Member Chudzicki
PRESENTATIONS No presentations.
APPEAL NOTICE: In the event that you disagree with the action taken by the Planning Commission in regards to your application, or with any condition for approval of the application which is not a specific requirement of the Norco Municipal Code, you are entitled to appeal such determination or conditions to the Norco City Council, provided that such appeal is filed with the Norco City Clerk within ten calendar days after the requirements for appeals, inclusive of payment of an appeal fee.
1. PUBLIC COMMENTS
Bill Naylor expressed gratitude for code staff out on the weekends and Director Cataldi for all his hard work.
2. CONSENT CALENDAR
2.A. Planning Commission Meeting Minutes for September 15, 2026 M/S FIORE/SHYU to approve the Planning Commission Meeting Minutes of September 15, 2026 with a correction under section 5.B. The Motion was carried by the following roll call vote:
AYES: SHYU, HEDGES, CHUDZICKI, FIORE, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
Planning Commission Minutes - October 14, 2026
3. ITEM(S) PULLED FROM CONSENT CALENDAR
No items pulled from the consent calendar.
4. DISCUSSION / ACTION ITEM(S)
4.A. Accessory Building Use Permit 2025-18 (Tallick): A request to legalize an existing 576 square- foot barn with a 432 square-foot covered overhang located at 2667 Corydon Avenue located within the A-1-20 Zone (APN: 129-122-002).
Senior Planner Diaz Woods presented the staff report on file.
Chair Shyu asked about the order of operation for comments. Director Cataldi explained the process and reasons. Chair Shyu asked for clarity from Attorney Brennan. Attorney Brennan explained the Brown Act and the process for each city.
Chair Shyu opened public comments.
There were no comments.
Chair Shyu closed public comments.
Chair Shyu noted that he is thankful for the code cases that are getting resolved.
M/S CHUDZICKI/HUTNIK to approve Accessory Building Use Permit 2025-18 subject to the attached Conditions of Approval on Resolution 2026-32. The Motion was carried by the following roll call vote:
AYES: SHYU, HEDGES, CHUDZICKI, FIORE, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
4.B. Site Plan 2021-12 (Talbot): A request to legalize an existing approximately 917 square- foot animal keeping structure located at 1290 Corona Avenue within the A-1-40 Zone (APN: 122-660-003).
Senior Planner Diaz Woods presented the staff report on file.
Chair Shyu opened public comments.
Planning Commission Minutes - October 14, 2026
There were no public comments.
Chair Shyu closed public comments.
Member Chudzicki asked about the manure storage at the site. Senior Planner Diaz Woods explained she will follow up with the applicant.
Chair Shyu asked about the other structures and the type. Senior Planner Diaz Woods explained. Chair Shyu asked about the grading of the area for the structure. Director Cataldi explained the process and steps to gain compliance.
M/S HEDGES/CHUDZICKI to approve Site Plan 2021-12 subject to the attached Conditions of Approval on Resolution 2026-33. The Motion was carried by the following roll call vote:
AYES: SHYU, HEDGES, CHUDZICKI, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: FIORE
5. PUBLIC HEARING(S)
No items for public hearing.
6. COMMISSION / STAFF COMMUNICATIONS
Cataldi stated that the next Planning Commission meeting will be canceled in November and explained there will be some training opportunities for Planning Commission members soon.
Attorney Brennan explained staff can add the list of operations to the agenda. Chair Shyu agreed the order of operations should be added back on the agenda for the public to understand the process.
7. ADJOURNMENT
Chair Shyu adjourned the meeting at 7:26 p.m.
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.D.
To: Honorable Mayor and City Council Members
From: Joshua Calhoun, Finance Director
Prepared By: Julie Houser, Admin Analyst
Department: Finance
SUBJECT:
Quarterly Purchase Orders Listing Between $25,000 to $49,999 RECOMMENDATION:
Receive and file the Quarterly Purchase Orders Listing for the Quarter Ended September 30, 2026.
SUMMARY:
Quarterly review of purchase orders that fall under the City Manager's approval threshold of $25,000 - $49,999.
BACKGROUND:
On August 21, 2024, City Council discussed the approval authority granted to the City Manager under the City's purchasing ordinance and approved that an itemized list of Purchase Orders that fall under the City Manager's approval threshold of $25,000 - $49,999 be brought to City Council for review quarterly.
For Quarter Ended September 30, 2026, there were ten purchase orders between the amount of $25,000 and $49,999 - see attachment.
FISCAL IMPACT:
There is no fiscal impact for this item as these purchase orders are included in the FY 2026-27 Operating and Capital Improvement Program Budgets.
RELATIONSHIP TO STRATEGIC PLAN:
This item is consistent with Strategic Direction No. 3 - "Economic Development and Financial Stability."
REVIEWED AND APPROVED BY:
Certified as to Availability of Funds: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):
1st Quarter Open PO's
Purchase Order Date Amount Department Description
Purchase Order 2027-00000025 G/L Date 07/20/2026 $39,672.10 Community Operations Parks - Landscape Maintenance Purchase Order 2027-00000039 G/L Date 08/05/2020 $28,920.00 Community Operations Purchase Order 2027-00000048 G/L Date 08/17/2026 $35,000.00 Community Operations Purchase Order 2027-00000051 G/L Date 08/17/2026 $25,108.20 Community Operations Purchase Order 2027-00000030 G/L Date 07/27/2026 $48,750.00 Fire Purchase Order 2027-00000004 G/L Date 07/02/2026 $25,000.00 Public Works Core & Main LP: Waterworks Parts Supplies FY 2026-27 Purchase Order 2027-00000005 G/L Date 07/02/2026 $25,000.00 Public Works Orange County Winwater Works: Waterworks Parts Supplies FY 2026-27 Purchase Order 2027-00000073 G/L Date 07/02/2026 $37,612.62 Public Works Purchase Order 2027-00000023 G/L Date 07/14/2026 $25,986.00 Information Technology Purchase Order 2027-00000037 G/L Date 08/04/2026 $47,900.00 Information Technology FY26-27 Emergency Management Contract Aqua Metric - 2026 Annual Analytics SupportCrown Castle Fiber - City Hall - 1 Gigabit FY27Konica Minolta Site Agreement (OneRate) MFP Printers - FY27 Purchase Order Report
G/L Date Range 07/01/26 - 09/30/26
Sort by Department - Purchase Order Number
Summary Listing
Stair Replacement at Wayne Makin Emergency Evacuation Assessment Ingalls Event Center - ADA Golf Cart
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.E.
To: Honorable Mayor and City Council Members
From: Lisette Free, City Manager
Prepared By: Lisette Free, City Manager
Department: Administration
SUBJECT:
First Amendment to Agreement for Services of City Attorney – Developer-Reimbursed Legal Services
RECOMMENDATION:
Approve the First Amendment to the Agreement for Services of City Attorney with Harper & Burns LLP establishing an hourly rate of $325 for developer-reimbursed legal services.
SUMMARY:
The City currently contracts with Harper & Burns LLP for City Attorney services pursuant to an Agreement for Services of City Attorney dated November 6, 2024. The Agreement provides for an annual retainer for general City Attorney services and separate hourly rates for litigation and other non-general services.
The proposed First Amendment establishes an hourly rate of $325 for project-specific legal services for which the City is entitled to reimbursement from a developer, applicant, property owner, or other third party. The rate will apply to development applications, projects, agreements, and other matters first submitted to or initiated by the City on or after September 15, 2026.
BACKGROUND:
On November 6, 2024, the City entered into its current Agreement for Services of City Attorney with Harper & Burns LLP.
The City recently established a Major Development Project Processing Deposit and Reimbursement Program that allows the City to recover project-specific costs incurred in processing development projects, including legal costs. Development projects may require legal services beyond those provided as part of the City's general City Attorney retainer, including review and preparation of development agreements, reimbursement
agreements, entitlement documents, conditions of approval, affordable housing documents, infrastructure and financing agreements, environmental documents, and other project-specific legal matters.
The proposed First Amendment establishes a rate of $325 per hour for legal services performed in connection with development applications, projects, agreements, or other matters for which the City is entitled to reimbursement from a developer, applicant, property owner, or other third party. These services will be billed separately from the City's annual City Attorney retainer.
The amendment applies prospectively to matters first submitted to or initiated by the City on or after its effective date. Litigation services will continue to be billed at the litigation rate established under the existing Agreement. The $325 developerreimbursed rate will be subject to the same annual adjustment applicable to the retainer and litigation rates under the existing Agreement.
All other terms of the November 6, 2024 Agreement remain unchanged.
FISCAL IMPACT:
Legal services billed at the developer-reimbursed rate will be separately tracked and invoiced by project to permit the City to recover those costs from the responsible developer, applicant, property owner, or other third party. The City's obligation to pay Harper & Burns LLP is contingent upon receipt of reimbursement from the responsible party. Project-specific legal costs attributable to development projects are appropriately recovered from the responsible applicants rather than borne by the City’s General Fund.
RELATIONSHIP TO STRATEGIC PLAN:
This item is consistent with Strategic Direction Plan No. 3, "Economic Development and Financial Stability."
REVIEWED AND APPROVED BY:
Certified as to Availability of Funds: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
ATTACHMENT(S):
First Amendment to CIty Attorney Agreement for Services City Attorney Agreement for Services
FIRST AMENDMENT TO AGREEMENT FOR SERVICES OF CITY ATTORNEY
THIS FIRST AMENDMENT TO AGREEMENT FOR SERVICES OF CITY ATTORNEY (“First Amendment”) is made and entered into this 21st day of October, 2026, by and between the CITY OF NORCO, a municipal corporation (“City”), and HARPER & BURNS LLP (“Attorney”). City and Attorney may be referred to individually as a “Party” and collectively as the “Parties.”
RECITALS
WHEREAS, City and Attorney entered into an Agreement for Services of City Attorney dated November 6, 2024 (“Agreement”), pursuant to which Attorney provides legal services to City; and
WHEREAS, the Agreement provides for an annual retainer for general City Attorney services and an hourly rate for litigation services, each subject to annual adjustment; and
WHEREAS, City has established a Major Development Project Processing Deposit and Reimbursement Program pursuant to which applicants may be required to reimburse City for project-specific legal services and other costs incurred by City in processing development projects; and
WHEREAS, City and Attorney desire to amend the Agreement to establish an hourly rate for legal services for which City is entitled to reimbursement from a developer, applicant, property owner, or other third party.
NOW, THEREFORE, in consideration of the mutual covenants contained herein, the Parties agree as follows:
SECTION 1. Amendment to Section 5. Section 5 of the Agreement is hereby amended to add the following paragraphs at the end thereof:
Notwithstanding the foregoing, legal services performed in connection with development applications, projects, agreements, or other matters for which City is entitled to reimbursement from a developer, applicant, property owner, or other third party shall be billed at the rate of Three Hundred Twenty-Five Dollars ($325.00) per hour (“Reimbursable Rate”). Attorney shall be paid for such legal services out of the developer, applicant, property owner, or other third party’s reimbursement or deposit for the same. Aside from the developer, applicant, property owner, or other third party’s reimbursement or deposit for said reimbursable services, City shall not be liable for the same. Legal services billed at the Reimbursable Rate are in addition to, and not included within, the annual retainer.
Attorney shall maintain detailed time records for all services billed at the Reimbursable Rate and shall invoice such services separately for each project or applicant, in a form sufficient to permit City to recover such costs from the responsible party. Paralegal
services performed on such matters shall be billed at the paralegal rate for non-general services set forth in Section 5 of the Agreement. The Reimbursable Rate shall be adjusted each fiscal year in the same manner as the retainer and litigation rates under Section 5 of the Agreement.
Litigation services shall continue to be billed at the hourly rate for litigation services set forth in Section 5 of the Agreement, as adjusted thereunder, regardless of whether City is entitled to reimbursement for such litigation services from a third party.
SECTION 2. No Other Amendments. Except as expressly amended by this First Amendment, all terms and provisions of the Agreement shall remain unchanged and in full force and effect.
SECTION 3. Effective Date. This First Amendment shall be effective as of July 1, 2026.
SECTION 4. Counterparts; Electronic Signatures. This First Amendment may be executed in counterparts, each of which shall be deemed an original and all of which together shall constitute one instrument. Signatures delivered by electronic means, including PDF or a digital signature platform, shall be treated as originals.
IN WITNESS WHEREOF, the Parties have executed this First Amendment on the date first written above.
CITY OF NORCO
By: ______________________________
Robin Grundmeyer, Mayor
Date: ____________________
ATTEST:
___________________
Norma I. Alley
City Clerk
HARPER & BURNS LLP
By: ______________________________
Colin R. Burns, Esq.
Date: ___________________
AGREEMENT FOR SERVICES OF
CITY ATTORNEY
THIS AGREEMENT is made and entered into on this QTday of November 2024 by and between the City of Norco, a Municipal Corporation, in the County of Riverside, California (hereinafter referred to as “City”)and Harper & Burns LLP, (“Attorney”) in the City of Orange, California.
RECITALS
WHEREAS, the City currently employs the Attorney to perform the duties and fulfillthe obligations of the Office of City Attorney; and WHEREAS, the Attorney is prepared and able to provide all legal services required and necessary to perform the duties and fulfill the obligations of the Office of the City Attorney
COVENANTS
NOW, THEREFORE, it is mutually agreed by the Parties hereto as follows:
SECTION 1. A reement for Services. The City employs Attorney to render, and Attorney agrees to render all legal services incident to the Office of the City Attorney, pursuant to this Agreement.
SECTION 2. 800 e of Services. The Attorney will perform and ful?ll all duties and obligations of the Office of City Attorney including, but not limited to:
(a) Attendance at all regular meetings of the City Council and attendance at any adjourned regular or special meetings upon request by the City Council. (b) Attendance at meetings of the Planning Commission and any other meetings at which Attorney’s attendance is deemed necessary by the City Council or City Manager.
(0) Preparation or approval as to form of all resolutions, ordinances, contracts, agreements, and other legal documents in the conduct of business of the City.
(d) Preparation of formal and informal legal opinions regarding interpretation of statues, ordinances and resolutions, rules, and procedures in the conduct of the business of the City.
(e) Consultation with City, County, State and Federal government official regarding legal matters pertinent to the City.
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(f) Preparation of pleadings and representation of the City in all litigation, negotiations and administrative hearings and procedures. (9) General availability for telephone consultation daily.
SECTION 3. Desi nations. Legal services shall be provided by an attorney designated by the Attorney, subject to approval by the City Council.
SECTION 4. Other Attorne s. The Attorney shall have the discretion to utilize the services and expertise of any other attorney with whom they are associated with or have an of—counselrelationship ifsuch services are necessary to perform the duties and fulfillthe obligations of the Office of the City Attorney.
SECTION 5. Com ensation. All general City Attorney services will be provided by the Firm for the annual retainer amount of $200,000. It shall not, however, include litigation services or for litigation defense which would othenNise be provided through the City’s participation in the Public Entity Risk Management Authority. It shall not include any specialized litigation services, provided by a third-party law ?rm, hired directly by the City, or associated with the Firm at the request of the City. Litigation services do not include out—of—pocketexpenses or payment to third parties (i.e., expert witnesses). Any litigation service will be charged on an hourly basis at a rate of One Hundred and Forty-Five Dollars per hour ($145.00). The Attorney shall be entitled to reimbursement for actual out-of—pocket expenses (i.e., milage, fees). The compensation provided Attorney shall be adjusted as follows;
Effect-We
Date FlatRetainerFee 15::atton Rate
10/01/24 $200,000.00 8.00% S 16,000.00 $216,000.00 3 145.00 8.00% $ 11.60 8 156.60 01/01/25 216,000.00 6.80% 14,688.00 230,688.00 156.60 8.80% 10.65 167.25 07/01/25 230,688.00 1.50% 3,460.32 234,148.32 167.25 1.50% 2.51 169.76 07/01/26 234,148.32 2.00% 4,682.97 238,831.29 169.76 2.003.: 3.40 173.15 Attorney may utilize paralegals. Paralegals shall be included in the retainer for general services and shall be billed at the rate of $125.00 per hour for non—general sen/ices.
For each fiscal year thereafter, the retainer and litigation rates shall increase by the change in the Consumer Price Index for Riverside, San Bernardino, Ontario from January to January not to exceed 4%.
SECTION 6. Term. The Attorney shall serve at the pleasure of the City Council and this Agreement may be terminated with or without cause upon written notice by the City Council.
SECTION 7. Su ort Facilities and Staff. During the term of this Agreement, the Attorney shall maintain a library focused on public law and a skilled support staff, to facilitate rapid response in time and in preparation of opinions, documents, pleadings, AM.r
CITY OF NORCO
and other matters incident to or arising from the performance of sen/ices under this Agreement.
SECTION 8. Insurance. As a condition to the execution of this Agreement, the Attorney will deliver to the City evidence of professional liability and malpractice insurance from a reputable insurance carrier in the amount of $1 million dollars. The Attorney further agrees to always maintain such insurance during the term of this Agreement. Attorney further agrees to maintain Workers’ Compensation Insurance required by California law.
SECTION 9. lnde endent Contractor. Attorney is an independent contractor and is not a City employee for the purposes of employee bene?ts, including vacation, sick leave, administrative leave or participating in the Public Employees Retirement System and related insurance.
SECTION 10. Amendment. This Agreement may be amended from time-to-time in writing as mutually agreed by the Parties.
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year first written above.
By:
Colin Burns, Esq.
Harper & Burns LLP
HARPER & BURNS, LLP
By
evin Eash,Mayor
City ofworc
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ATTEST: !
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.F.
To: Honorable Mayor and City Council Members
From: Amanda Hamilton, Deputy City Manager /
Community Operations Director
Prepared By: Amanda Hamilton, Deputy City Manager /
Community Operations Director
Department: Community Operations
SUBJECT:
Approval of Proposed Improvements to the Norco Heritage Room and Partnership Agreement with the Lake Norconian Club Foundation
RECOMMENDATION:
Approve Proposed Improvements to the Norco Heritage Room and Partnership Agreement with the Lake Norconian Club Foundation.
SUMMARY:
The Lake Norconian Club Foundation (LNCF), in partnership with the City of Norco, is proposing improvements to the Norco Heritage Room, located at the Norco Community Center. LNCF is working with Lowe's through the Lowe's Heroes Program to secure donated materials and volunteer assistance for improvements that will enhance the appearance, functionality, and preservation of historical materials within the facility.
BACKGROUND:
The Norco Heritage Room, located within the Norco Community Center at 3900 Acacia Avenue, serves as a community resource dedicated to preserving and showcasing Norco's history. The Lake Norconian Club Foundation is a volunteer-led 501(c)(3) nonprofit organization dedicated to preserving and protecting the natural and historic resources of Lake Norconian and the Lake Norconian Club.
LNCF has identified several opportunities to enhance the Heritage Room by refreshing the existing exhibit space, improving the presentation and protection of historical materials, and creating a more welcoming environment for visitors.
At its October 13, 2026, meeting, the Historic Preservation & Agricultural Heritage Commission reviewed the proposed improvements to the Norco Heritage Room and
recommended approval for City Council consideration. LNCF is pursuing assistance through the Lowe's Heroes Program to obtain donated materials and volunteer support for the following improvements:
Exterior and Landscaping
Installation of two large decorative exterior flower pots. Placement of secured decorative rock or red mulch within existing planters to improve appearance and reduce maintenance, subject to applicable fire safety requirements for noncombustible ground cover.
Windows and Doors
Improvements to three insulated windows, including foam board installation, patching, and painting.
Installation of weatherstripping and blinds on four interior main doors. Restoration of four exterior main doors by stripping existing finishes to expose the natural wood and applying a protective clear stain.
Interior Painting and Restoration
Painting two large accent walls in sage green satin.
Painting the existing fireplace brick in a terra plum shade to complement the historic entryway brick.
Providing additional paint for future maintenance and touch-ups.
Historical Displays and Storage
Installation of six display cases with shelving to improve the organization and presentation of historical artifacts.
Acquisition of one fireproof safe for the secure storage of historical documents and valuable materials.
Provision of humidifiers, dehumidifiers, and humidity gauges for the exhibit room, along with four additional units for storage areas, subject to appropriate environmental controls for artifact preservation.
Under the proposed Community Partnership Agreement, LNCF will serve as the lead organization and coordinate directly with Lowe's to obtain donated materials and organize volunteer assistance. LNCF President Su Bacon and Diane Markham will serve as the designated volunteers for the project.
City staff will coordinate with LNCF and Lowe's representatives to review the proposed improvements and ensure all work is compatible with the existing facility. The Agreement also establishes responsibilities related to volunteer coordination, insurance, liability, and the use of City property. The proposed improvements will provide a more cohesive appearance throughout the Heritage Room while supporting the long-term care and display of its historical collection.
FISCAL IMPACT:
This item will not result in a fiscal impact.
RELATIONSHIP TO STRATEGIC PLAN:
This item is consistent with Strategic Direction No. 5, "Infrastructure and Asset Management."
REVIEWED AND APPROVED BY:
Certified as to Availability of Funds: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):
LNCF Community Partnership Agreement
LNCF Heroes Program Letter
CITY OF NORCO
2026 COMMUNITY PARTNERSHIP AGREEMENT
NORCO HERITAGE ROOM IMPROVEMENT PROJECT
This Community Partnership Agreement (“Agreement”) is made and entered into as of October 21, 2026 (“Effective Date”), by and between the City of Norco, a California municipal corporation, located at 2870 Clark Avenue, Norco, California 92860 (“CITY”), and the Lake Norconian Club Foundation (“LNCF”), a volunteer-led nonprofit organization recognized as tax-exempt under Section 501(c)(3) of the Internal Revenue Code, with a mailing address of P.O. Box 7672, Norco, California 92860. CITY and LNCF are individually a “Party” and collectively the “Parties.”
W I T N E S S E T H:
WHEREAS, LNCF’s mission is to preserve and protect the natural and historic resources of Lake Norconian and the Lake Norconian Club, and LNCF is a volunteer-led 501(c)(3) nonprofit organization whose volunteers are dedicated to protecting and preserving the history of the Lake Norconian Club Hotel and Historic District; WHEREAS, the Norco Heritage Room, located at 3900 Acacia Avenue, Norco, CA 92860, within the City-owned Norco Community Center, preserves and showcases Norco history and historical materials;
WHEREAS, LNCF has identified proposed improvements to refresh the exhibit space, improve presentation and protection of historical materials, and create a more welcoming environment;
WHEREAS, LNCF intends to pursue donated materials and volunteer assistance through the Lowe’s Heroes Program, with LNCF acting as lead coordinator with Lowe’s; and WHEREAS, the Parties desire to define their responsibilities and the CITY’s approval and oversight of work at its facility.
NOW, THEREFORE, in consideration of the mutual covenants herein, the Parties agree as follows:
1. PURPOSE
The purpose of this Agreement is to establish terms for cooperation on the Norco Heritage Room Improvement Project (“Project”) at the Norco Community Center, located at 3900 Acacia Avenue, Norco, CA 92860 (“Facility”). The proposed scope is set forth in Appendix “A,” incorporated herein by reference. LNCF shall serve as the lead community organization and primary contact with Lowe’s concerning potential donated materials and volunteer assistance.
2. TERM AND PROJECT COMPLETION
This Agreement shall commence on October 21, 2026, and shall remain in effect through December 31, 2026, unless earlier terminated in accordance with this Agreement or extended by written agreement of the Parties. “Project Completion” means completion of approved work, removal of project debris and temporary materials, delivery of applicable product and maintenance information, and written CITY acceptance of completed improvements.
The Parties shall coordinate a project schedule before work begins. No specific amount of donated support is guaranteed. Any work or obligations continuing beyond December 31, 2026, shall require a written extension approved by both Parties.
3. LNCF RESPONSIBILITIES
a. Lead Coordination. Act as the lead organization in working directly with Lowe’s and any other prospective donors, coordinate proposed donations and volunteers, and keep CITY staff informed of schedules and proposed activities. b. Scope and Submittals. Provide the CITY with a written work plan, materials and product specifications, finish/color samples, installation methods, volunteer or contractor assignments, and proposed dates before work starts.
c. Designated Volunteers and Contractors. LNCF designates Diane Markham and Su Bacon as its designated volunteers for coordination of the Project. LNCF shall arrange, supervise, and remain responsible for its designated volunteers and any other persons performing work on its behalf; confirm that work requiring licensed trades is performed by appropriately licensed and insured persons. Designation does not authorize either volunteer to approve changes or bind the CITY.
d. Donations and Delivery. Coordinate acquisition, delivery, staging, inventory, and disposition of donated materials, subject to CITY acceptance and facility requirements. e. Protection and Cleanup. Protect existing exhibits, artifacts, building systems, landscaping, and public areas; keep work areas secure and orderly; promptly remove debris and restore disturbed areas.
f. Compliance. Follow applicable laws, permits, codes, CITY policies, preservation practices, and written CITY directions; promptly report damage, incidents, changed scope, or anticipated delays.
4. CITY RESPONSIBILITIES
a. Project Liaison. Designate staff to coordinate with LNCF and Lowe’s representatives and review proposed improvements.
b. Review and Approval. Review proposed materials, colors, finishes, installation methods, schedules, and access arrangements, and retain final authority to approve, condition, reject, or suspend work.
c. Access. Coordinate reasonable, scheduled access to the Heritage Room and approved work areas, subject to operational, safety, security, and staffing needs. d. In-Kind Assistance. Provide only such existing-staff coordination and other inkind assistance as the CITY separately approves and has available; no additional financial commitment is implied.
5. CITY APPROVAL; CHANGES IN SCOPE
No work, demolition, alteration, painting, installation, attachment to the building, or movement of historical artifacts shall commence without prior written approval from the CITY’s designated representative. Approval of this Agreement does not constitute approval of individual materials, means, methods, permits, or construction plans.
Any material change in scope, design, products, schedule, funding, or work methods must be submitted for prior written CITY approval. The CITY may require testing, permits, professional review, or qualified installation before authorizing particular work.
6. USE OF CITY PROPERTY
The CITY retains possession and control of the Facility at all times. Access shall be limited to approved areas, dates, and hours. This Agreement grants no lease, tenancy, license beyond revocable project access, or other possessory interest. LNCF shall not independently grant access to third parties or store materials at the Facility without CITY approval.
7. HISTORIC MATERIALS AND PRESERVATION
Historical objects, archival documents, existing display items, and CITY property shall not be removed, altered, relocated, cleaned, or handled without specific CITY authorization.
LNCF shall coordinate with CITY staff on protection, display placement, and appropriate environmental controls.
Proposed fireplace painting, door refinishing, window insulation, display cases, and humidifier and dehumidifier use are subject to review for compatibility with existing historic finishes, collections, ventilation, electrical capacity, and artifact conservation needs.
8. DONATIONS; OWNERSHIP AND ACCEPTANCE
LNCF shall identify the source and intended use of proposed donations and shall not accept any donation in the CITY’s name or impose donor conditions on the CITY without
written CITY approval. Lowe’s is not a party to this Agreement and has no obligation under it.
Upon written acceptance by the CITY, permanently installed improvements and equipment expressly accepted by the CITY shall become CITY property, unless otherwise specified in a separate written instrument. The CITY may reject unsuitable, surplus, or unapproved materials. Unaccepted materials remain the responsibility of LNCF or their donor, as applicable.
9. FINANCIAL OBLIGATIONS
Except for in-kind assistance expressly approved by the CITY, each Party shall bear its own costs. The CITY is not required to make monetary contributions, purchase materials, reimburse LNCF or Lowe’s, or pay volunteer or contractor expenses under this Agreement. LNCF may not incur obligations on the CITY’s behalf. Any expenditure of CITY funds requires separate authorization under CITY procedures.
10. NO PROMOTIONAL OBLIGATIONS
Neither Party is required to provide advertising, marketing, promotional materials, public announcements, signage, or other promotional support under this Agreement. Any use of the CITY name, seal, logo, or trademarks outside routine identification of the Project requires prior written CITY approval.
No donor recognition, promotional signage, advertising, or public-facing acknowledgement is authorized or required by this Agreement. Any such activity would require separate prior written CITY approval. Nothing herein constitutes an endorsement by the CITY of any commercial product or service.
11. INDEPENDENT PARTIES
The Parties are independent entities. “Partnership” describes cooperation only and does not create a legal partnership, joint venture, agency, employment relationship, or separate legal entity. Neither Party may bind the other. LNCF’s personnel, volunteers, and contractors are not CITY employees or agents. No third-party beneficiary rights are created.
12. INDEMNIFICATION AND INSURANCE
To the fullest extent permitted by law, LNCF shall defend, indemnify, and hold harmless the CITY, its officers, employees, and agents from claims, liabilities, damages, losses, and expenses arising out of LNCF’s acts or omissions or those of its representatives, volunteers, or contractors in connection with this Agreement, except to the extent caused by the CITY’s negligent acts or omissions. These obligations survive termination.
Before project activities begin, LNCF shall provide evidence of commercial general liability insurance of not less than $1,000,000 per occurrence, with the CITY named as additional insured by separate endorsement, and such other insurance as the CITY Risk Manager may reasonably require based on the approved work. Contractors and other participating entities may be required to provide separate coverage and endorsements.
CITY review of insurance does not relieve LNCF of its obligations.
13. SAFETY, SECURITY AND WORK CONDITIONS
Each Party supervises its own personnel. LNCF shall conduct activities safely, maintain appropriate barriers and housekeeping, follow CITY facility rules, and coordinate protection of visitors and staff. The CITY may immediately restrict access or suspend work for safety, security, operational, preservation, or liability concerns.
LNCF shall not perform hazardous work or disturb suspected asbestos, lead-containing materials, or other regulated substances. Any suspected hazardous condition shall be reported immediately and work in the affected area stopped pending CITY direction.
14. PERMITS AND STANDARDS
All activities shall comply with applicable federal, state, and local law, building and fire requirements, accessibility requirements, and CITY procedures. CITY approval of a concept does not waive any permit or inspection requirement. Work shall be completed in a competent and workmanlike manner consistent with approved plans and manufacturer instructions.
15. INSPECTION; CORRECTION; MAINTENANCE
The CITY may inspect work in progress and at completion. LNCF shall coordinate correction of deficient or unapproved work attributable to its activities before CITY acceptance, subject to CITY direction. After acceptance, the CITY will determine operation and maintenance of accepted improvements; this Agreement does not obligate the CITY to any particular ongoing maintenance level or expense.
16. RECORDS
Each Party shall maintain records relevant to its obligations consistent with applicable law and records-retention requirements. Records submitted to or maintained by the CITY may be subject to disclosure under the California Public Records Act.
17. NONDISCRIMINATION
Each Party shall comply with applicable federal and state nondiscrimination laws and applicable CITY requirements in performing this Agreement.
18. TERMINATION
Either Party may terminate this Agreement without cause upon written notice to the other Party. Either Party may immediately suspend or terminate upon written notice for material breach, unlawful activity, health or safety concerns, unreasonable liability, or other circumstances contrary to the public interest.
Upon termination, LNCF shall cease work, secure the site, and remove its unaccepted materials and equipment as directed by the CITY. The Parties shall coordinate an orderly transition of any approved work in progress.
19. FUTURE PROJECTS
This Agreement covers only the Project described herein. Any future improvements or programs require separate written authorization.
20. SUCCESSORS AND ASSIGNMENT
This Agreement binds the Parties and permitted successors. LNCF shall not assign or delegate its rights or obligations without prior written CITY consent. Coordination with Lowe’s or approved volunteers does not relieve LNCF of its responsibilities.
21. GOVERNING LAW AND VENUE
This Agreement shall be governed by California law. Venue for any action arising from this Agreement shall be in a court of competent jurisdiction in Riverside County, California.
22. ATTORNEY’S FEES
Each Party shall bear its own attorney’s fees and legal expenses in any dispute under this Agreement, except for defense costs or expenses recoverable under Section 12 or otherwise required by law.
23. OFFICIAL NOTICE
Notices required under this Agreement shall be in writing and delivered personally, by recognized overnight delivery service, or by United States mail to the addresses below, or to a replacement address designated by written notice.
24. NOTICE ADDRESSES
CITY OF NORCO:
2870 Clark Avenue, Norco, California 92860
Attn: Lisette Free, City Manager
LAKE NORCONIAN CLUB FOUNDATION
P.O. Box 7672
Norco, CA 92860
Attn: Su Bacon, President
25. ENTIRE AGREEMENT; AMENDMENTS
This Agreement, including Appendix “A,” constitutes the entire agreement on its subject matter and supersedes prior related discussions or understandings. Amendments must be in writing and executed by authorized representatives of both Parties.
26. WAIVER; SEVERABILITY
Failure or delay to enforce a provision is not a waiver. Any waiver must be written and limited to the matter specified. If any provision is invalid or unenforceable, the remaining provisions remain effective.
27. AUTHORITY TO EXECUTE
Each signatory represents that they are authorized to execute this Agreement for the identified Party.
IN WITNESS WHEREOF, the parties have executed this Agreement the day and year first written above.
City of Norco Lake Norconian Club Foundation
A Municipal Corporation Community Partner
501(c)(3) Public Charity - 27-
1279966
By: _________________________ __________________________ Robin Grundmeyer Su Bacon
Mayor President
Attest: _______________________
City Clerk
Approved as to Form:
______________________________
Harper and Burns, LLC, City Attorney
APPENDIX “A”
PROPOSED NORCO HERITAGE ROOM IMPROVEMENTS
The following items describe the proposed Project scope. All items are subject to written CITY review and approval, material availability, applicable permits, preservation considerations, and coordination with facility operations. LNCF shall lead communications and coordination with Lowe’s regarding potential donations and volunteer assistance.
A. EXTERIOR AND LANDSCAPING
• Installation of two large decorative exterior flowerpots. • Placement of decorative rock or secured mulch within existing planters to improve appearance and reduce maintenance, with final material and color subject to CITY approval.
B. WINDOWS AND DOORS
• Improvements to three insulated windows, including foam board installation, patching, and painting.
• Installation of weatherstripping and blinds on four interior main doors. • Restoration of four exterior main doors by stripping existing finishes to expose natural wood and applying a protective clear stain.
C. INTERIOR PAINTING AND RESTORATION
• Painting two large accent walls in sage green satin.
• Painting existing fireplace brick in a terra plum shade to complement historic entryway brick.
• Providing additional paint for future maintenance and touch-ups.
D. HISTORICAL DISPLAYS AND STORAGE
• Installation of six display cases with shelving to improve organization and presentation of historical artifacts.
• Acquisition of one fireproof safe for secure storage of historical documents and valuable materials.
• Provision of humidifiers and dehumidifiers for the exhibit room and storage areas, including up to two dehumidifiers for the exhibit room and four additional dehumidifiers for storage areas, with the number and placement of humidifiers to be determined based on CITY-approved environmental and artifact preservation needs.
E. PROJECT COORDINATION AND APPROVAL
LNCF shall work directly with Lowe’s as lead organization to seek donated materials and volunteer assistance. CITY staff will coordinate with LNCF and Lowe’s representatives to review all proposed improvements for compatibility with the existing Facility.
Before implementation, the Parties shall confirm the approved itemized scope, specifications, schedule, access arrangements, applicable insurance and permits, and handling or protection of historical materials. Items may be modified, deferred, or omitted by written CITY approval.
City of Norco
Lisette Free
City Manager
Amanda Hamilton
Deputy City Manager
Director of Community Operations
2870 Clark Ave
Norco, Ca 92860
Dear Lisette and Amanda,
The Lake Norconian Club Foundation is dedicated to preserving and protecting the natural and historic resources of the Lake Norconian and the Lake Norconian Club.
In partnership with the City of Norco, we have identified a project at the Norco Community Center (3900 Acacia Ave, Norco, CA 92860) that aligns with Lowe’s Heroes Program guidelines. The community center Heritage Museum includes artifacts from the historic Lake Norconian Hotel, and we are seeking support to refurbish this space for our community.
We respectfully request donation support through Lowe’s Heroes Program for the following items:
- Exterior & Landscaping
- Two (2) heavy exterior flower pots
- Red mulch for planters (glued down)
- Windows & Doors:
- Three (3) insulated windows (foamboard, patched, and painted white) - Four (4) interior main doors: weatherstripping and blinds - Four (4) exterior main doors: stripped to natural wood with clear stain - Paint & Restoration:
- Two (2) large accent walls painted in sage green satin - Fireplace brick painted to blend with the historic entryway brick (terra plum shade) - Extra paint for future maintenance
- Display & Storage:
- Six (6) display cases with shelving
- One (1) fireproof safe
- Two (2) humidifiers for the exhibit room
- Four (4) humidifiers for storage areas
Thank you for your consideration and partnership in this endeavor. Please let me know if you have any questions or need additional details.
Sincerely,
Diane Markham
Vice President
Lake Norconian Club Foundation
Lake Norconian Club Foundation
PO Box 7672 Norco, Ca 92860
[email protected]
LNCF is a 501(c)3 non-profit corporation EIN # 271279966
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
3.G.
To: Honorable Mayor and City Council Members
From: Amanda Hamilton, Deputy City Manager /
Community Operations Director
Prepared By: Amanda Hamilton, Deputy City Manager /
Community Operations Director
Department: Community Operations
SUBJECT:
Approval of Resolution No. 2026-83 Authorizing the Submittal of the Farm and Ranch Solid Waste Cleanup and Abatement Grant (FR92) Application and City Manager Signature Authority
RECOMMENDATION:
Adopt Resolution No. 2026-83, authorizing the submittal of an application to the California Department of Resources Recycling and Recovery (CalRecycle) for the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program (FR92), Grant ID 34707, and authorizing the City Manager to execute all necessary grant-related documents.
SUMMARY:
The City of Norco is seeking $32,500 in grant funding through CalRecycle's Farm and Ranch Solid Waste Cleanup and Abatement Grant Program (FR92) to address recurring illegal dumping at two vacant, City-owned properties. The proposed project includes debris removal, vegetation management, fencing, and signage to restore the properties and discourage future dumping. Adoption of Resolution No. 2026-83 will authorize the grant application and designate the City Manager to execute all necessary grant-related documents.
BACKGROUND:
CalRecycle administers the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program to provide financial assistance for the cleanup and abatement of illegally disposed solid waste on eligible properties. The City has identified two vacant, Cityowned properties that have experienced recurring dumping of green waste, household waste, construction debris, furniture, and other unwanted materials, resulting in ongoing cleanup and maintenance needs.
The first property, located at the northeast corner of Second Street and Corona Avenue, consists of approximately 15,793 square feet and is zoned A-1-20 (Agricultural Low Density). The property has remained vacant and has a longstanding history of illegal dumping. Its proximity to a flood-control channel creates additional concerns that discarded materials could enter the drainage system during storm events. Proposed improvements at this location include removal and proper disposal or recycling of approximately 3.5 tons of debris and green waste, vegetation management, site preparation, grading as needed, installation or replacement of approximately 500 linear feet of chain-link fencing, and installation of "No Dumping" signage. The estimated project cost is $20,000.
The second property, located on the west side of Acacia Avenue north of Alhambra Street (APN 130-162-039), consists of approximately 9,480 square feet and is zoned R1-10 (Residential Single Family). The vacant property is located within an established residential neighborhood directly between two homes and has experienced recurring illegal dumping of green waste, household debris, construction materials, and other unwanted items. Proposed improvements at this location include removal and proper disposal or recycling of approximately 1.5 tons of debris and green waste, vegetation management, site preparation, grading as needed, installation of approximately 70 linear feet of chain-link fencing with a maintenance access gate, and installation of "No Dumping" signage. The estimated project cost is $12,500.
The City intends to partner with the Ecological Agriculture Training Cultural Center & Farm (EAT!) and Five Keys Schools & Programs to assist with appropriate cleanup, vegetation management, and general site preparation activities. These partnerships will provide participants with hands-on experience in land stewardship and workforce development while contributing to the restoration of City-owned property. Specialized improvements, including fencing installation, will be completed by qualified contractors as necessary.
CalRecycle established an initial application deadline of October 7, 2026, and a secondary deadline of November 4, 2026. As part of the application process, CalRecycle requires authorization from the applicant's governing body and designation of an authorized representative to execute grant-related documents.
Adoption of the resolution will authorize the City Manager to execute applications, agreements, amendments, payment requests, reports, certifications, and other documents necessary to secure and administer grant funding. The authorization will remain effective for two years from the date of adoption unless earlier rescinded by the City Council.
FISCAL IMPACT:
This item will not result in a fiscal impact.
RELATIONSHIP TO STRATEGIC PLAN:
This item is consistent with Strategic Direction No. 1, "Public Health, Safety and Wellness" and No. 5, "Infrastructure and Asset Management."
REVIEWED AND APPROVED BY:
Certified as to Availability of Funds: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):
Resolution No. 2026-83
RESOLUTION NO. 2026-83
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF NORCO, CALIFORNIA, AUTHORIZING
THE SUBMITTAL OF AN APPLICATION TO THE
CALIFORNIA DEPARTMENT OF RESOURCES
RECYCLING AND RECOVERY (CALRECYCLE)
FOR THE FARM AND RANCH SOLID WASTE
CLEANUP AND ABATEMENT GRANT PROGRAM
(FR92), GRANT ID 34707, AND AUTHORIZING THE
CITY MANAGER TO EXECUTE ALL NECESSARY
GRANT-RELATED DOCUMENTS
WHEREAS, the California Department of Resources Recycling and Recovery (CalRecycle) administers the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program to provide financial assistance for the cleanup and abatement of illegally disposed solid waste on eligible properties; and
WHEREAS, CalRecycle has made grant funding available through the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program, Cycle FR92, Grant ID 34707, with an initial application deadline of October 7, 2026, and a secondary deadline of November 4, 2026; and
WHEREAS, the City of Norco has identified two vacant, City-owned properties that have experienced recurring illegal dumping of green waste, household waste, construction debris, furniture, and other unwanted materials, resulting in ongoing cleanup and maintenance needs; and
WHEREAS, the first property, located at the northeast corner of Second Street and Corona Avenue, consists of approximately 15,793 square feet and is zoned A-1-20 (Agricultural Low Density). The proposed improvements include the removal of approximately 3.5 tons of debris and green waste, vegetation management, site preparation, grading as needed, approximately 500 linear feet of chain-link fencing, and installation of "No Dumping" signage, at an estimated cost of $20,000; and WHEREAS, the second property, located on the west side of Acacia Avenue, north of Alhambra Street, identified as Assessor's Parcel Number 130-162-039, consists of approximately 9,480 square feet. The proposed improvements include the removal of approximately 1.5 tons of debris and green waste, vegetation management, site preparation, grading as needed, approximately 70 linear feet of chain-link fencing with a maintenance access gate, and installation of "No Dumping" signage, at an estimated cost of $12,500; and
Resolution No. 2026-83, Authorization to Submit the Farm and Ranch Solid Waste Cleanup and Abatement Grant Application and City Manager Authority to Execute Related Document
October 21, 2026
WHEREAS, the proposed project has a combined estimated cost of $32,500 and will address approximately five tons of illegally dumped debris and green waste across approximately 25,273 square feet of City-owned property; and WHEREAS, the City intends to collaborate with the Ecological Agriculture Training Cultural Center & Farm (EAT!) and Five Keys Schools & Programs to provide opportunities for hands-on assistance with appropriate cleanup, vegetation management, and site preparation activities, while specialized improvements will be performed by qualified contractors as necessary; and
WHEREAS, the proposed cleanup and preventative improvements will improve public health and safety, protect surrounding neighborhoods and public infrastructure, reduce the potential for debris to enter the adjacent flood-control channel, and minimize recurring illegal dumping and associated City maintenance costs; and WHEREAS, CalRecycle requires applicants to obtain authorization from their governing body to submit grant applications and designate an authorized representative to execute documents necessary to secure grant funding and implement approved projects; and
WHEREAS, the City Council desires to authorize the City's participation in the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program and designate the City Manager as the authorized signature authority.
NOW, THEREFORE BE IT RESOLVED, FOUND AND DETERMINED, by the City Council of the City of Norco sitting in regular session on October 21, 2026, that:
SECTION 1. AUTHORIZATION TO SUBMIT GRANT APPLICATION.
The City Council hereby authorizes the submittal of an application to CalRecycle for the Farm and Ranch Solid Waste Cleanup and Abatement Grant Program, Cycle FR92, Grant ID 34707, for the proposed cleanup and abatement of illegally dumped solid waste at the City-owned properties located at Second Street and Corona Avenue and on Acacia Avenue north of Alhambra Street.
SECTION 2. AUTHORIZED SIGNATURE AUTHORITY.
The City Manager, Lisette Free is hereby authorized and empowered to execute, on behalf of the City of Norco, all grant-related documents necessary to secure grant funds and implement approved projects, including, but not limited to, applications, agreements, amendments, payment requests, reports, certifications, and any other documents required by CalRecycle.
Resolution No. 2026-83, Authorization to Submit the Farm and Ranch Solid Waste Cleanup and Abatement Grant Application and City Manager Authority to Execute Related Document
October 21, 2026
SECTION 3. EFFECTIVE PERIOD.
The authorizations granted under this Resolution shall become effective upon adoption and remain in effect for a period of two (2) years from the date of adoption, unless earlier rescinded by the City Council for the grant term.
SECTION 4. IMPLEMENTATION.
The City Manager is authorized to take all necessary and appropriate actions to implement the intent of this Resolution, administer the grant program, and comply with all applicable CalRecycle requirements.
SECTION 6. CERTIFICATION.
The City Clerk shall certify the adoption of this Resolution and maintain a certified copy in the official records of the City of Norco.
PASSED AND ADOPTED by the City Council of the City of Norco at a regular meeting held on October 21, 2026.
__________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
_________________________
Norma I. Alley, City Clerk
City of Norco, California
Resolution No. 2026-83, Authorization to Submit the Farm and Ranch Solid Waste Cleanup and Abatement Grant Application and City Manager Authority to Execute Related Document
October 21, 2026
I, Norma I. Alley, City Clerk of the City of Norco, California, do hereby certify that the foregoing Resolution was adopted by the City Council of the City of Norco, California, at a regular meeting thereof held on October 21, 2026, by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand affixed the official seal of the City of Norco, California, held on October 21, 2026. _________________________
Norma I. Alley, City Clerk
City of Norco, California
City Council
STAFF REPORT
Date: October 21, 2026 Agenda Item:
5.A.
To: Honorable Mayor and City Council Members
From: Colby Cataldi, Community Development Director
Prepared By: Kelli Anderson, Communications Manager
Department: Community Development
SUBJECT:
General Plan Amendment 2026-01: City of Norco 2050 General Plan Update RECOMMENDATION:
1. Adopt Resolution No. 2026-81, certifying the Final Program Environmental Impact Report for the 2050 General Plan Update, making related determinations under the California Environmental Quality Act, and directing filing of a Notice of Determination; and
2. Adopt Resolution No. 2026-82, adopting General Plan Amendment 2026-01, the City of Norco 2050 General Plan Update.
SUMMARY:
The City of Norco has prepared the Adoption Draft of the 2050 General Plan Update, a comprehensive update that establishes a long-range vision and policy framework for guiding the City’s growth, development, and investment. The 2050 General Plan builds upon the policy direction of the existing General Plan while incorporating the community’s shared vision and priorities, the City’s core values, current conditions and future needs, evolving best practices, and changes in State law and planning requirements. The updated General Plan is intended to provide clear and practical guidance for City decision-makers, staff, residents, property owners, and the development community while preserving Norco’s unique character, lifestyle, and identity.
BACKGROUND:
In 2023, the City of Norco initiated an update to its General Plan, the City’s long-range planning document that establishes a vision and policy framework for guiding growth, development, and investment through 2050.
The 2050 General Plan Update reflects several years of community engagement and input from the City Council, Planning Commission, residents, property owners, and other community stakeholders. City departments have also contributed extensively throughout the update process to ensure that the General Plan is a practical and useful document for City staff, decision-makers, property owners, residents, and the development community.
The 2050 General Plan updates the City’s existing goals, policies, actions, and supporting information to reflect current conditions, community priorities, best practices, and changes in State law. Many policies and concepts from the existing General Plan have been carried forward, particularly those that support Norco’s unique lifestyle and community character. Other policies have been revised or added to address emerging issues, current community priorities, and new legal and regulatory requirements.
The 2050 General Plan also introduces a community vision and formally establishes the City’s core values as a foundation for future planning and decision-making. Developed through the General Plan Update process and informed by extensive community input, these new elements provide the framework for defining Norco’s priorities through 2050.
The General Plan emphasizes the fundamental objective of keeping Norco “Norco” by preserving, protecting, and promoting the City’s core values, while supporting a strong local economy that generates the revenue necessary to sustain Norco’s unique lifestyle and municipal services.
The need to update the General Plan also reflects changes that have occurred in Norco and throughout the surrounding region since the existing General Plan was adopted.
Development and population growth in neighboring communities have affected regional traffic patterns, infrastructure demands, and community needs. At the same time, the State has enacted numerous new laws that establish additional requirements for local governments, particularly related to housing and land use. The 2050 General Plan Update provides the City with an opportunity to address these changes proactively while continuing to advance locally established priorities and protect Norco’s unique identity.
STATE REQUIREMENTS
The California Government Code requires every city and county to “adopt a comprehensive, long-term general plan for the physical development of the county or city.” State law requires a general plan to address seven mandatory topics, commonly referred to as elements: Land Use, Circulation, Conservation, Open Space, Housing, Noise, and Safety.
State law also provides local jurisdictions flexibility in how they organize and present their General Plans. Jurisdictions may rename, combine, or expand required elements and may include additional topics to address issues and priorities that are unique to their communities. Norco’s 2050 General Plan takes advantage of this flexibility by organizing State-required content together with locally driven topics in a format intended to clearly communicate Norco’s values, vision, policies, and implementation priorities.
ORGANIZATION OF NORCO’S 2050 GENERAL PLAN
Shaped by Chapter 3 | Community Vision and Priorities, the 2050 General Plan is organized into 11 chapters. The chapters collectively address all State-required elements while also incorporating locally driven content that reflects Norco’s unique characteristics, community priorities, and long-term vision.
Chapter 1 | Introduction: This Chapter describes the purpose of a General Plan, the reasons for updating it, the relationship to State general plan requirements, how Norco’s General Plan is organized, and how it will be implemented.
Chapter 2 | Community Profile and Core Values: This Chapter summarizes Norco’s history and existing physical context and provides an overview of the City’s core values.
Chapter 3 | Community Vision and Priorities: This Chapter presents the community’s vision and priorities for Norco’s future and explains how these apply to each of Norco’s geographic areas, with the fundamental objective of keeping Norco “Norco” by preserving, protecting, and promoting the City’s core values. This Chapter also identifies focus areas where change is anticipated or prioritized, or where a site’s historic or environmental significance warrants more detailed guidance.
Chapter 4 | Land Use and Community Character Element: This required Element ensures that future private development and public improvements are planned, coordinated, and designed in a manner that preserves Norco’s lifestyle, including the development patterns, design character, land uses, activities, and services that support it, for current and future generations. It also establishes goals and policies to preserve and strengthen Norco’s defining qualities through the built environment, prioritizing maintenance, preservation, enhancement, improvement, and targeted placemaking in key areas so Norco can evolve while remaining true to its core values.
Chapter 5 | Circulation Element: This required Element establishes a multimodal transportation network that is “uniquely Norco,” including roadways, pedestrianequestrian trails, bike facilities, sidewalks, and truck and transit routes on selected streets. It also establishes goals and policies that address congestion management, improved traffic flow, and enhanced safety outcomes for all modes, while preserving the unique character of Norco’s neighborhoods and commercial corridors.
Chapter 6 | Infrastructure and Facilities Element: This optional Element guides the provision of essential utility infrastructure (water, reclaimed water, wastewater, stormwater, energy, and telecommunications), public facilities and services, parks, recreational amenities, and event centers. This Element also establishes goals and policies that address the maintenance, improvement, and expansion of utility infrastructure. In addition, it addresses the management, maintenance, and enhancement of parks, recreational and event facilities, and the programming offered within them, as well as the provision of schools, libraries, solid waste and recycling services, and other public services necessary to serve the community.
Chapter 7 | Housing Element: This required Element analyzes Norco’s housing needs.
It also establishes goals and policies to meet current and future housing demands for all members of the community, including low income households, individuals with disabilities, and those experiencing homelessness. The Housing Element is not
included in the 2050 General Plan Update because Housing Elements are required by State law to be updated on a separate eight-year cycle. Norco’s current 2021–2029 Housing Element was adopted by the City Council on October 6, 2021, and remains in effect separately from this General Plan Update.
Chapter 8 | Open Space and Conservation Element: This required Element addresses the conservation, development, and sustainable use of Norco’s natural resources, including but not limited to water, soils, natural gas, fossil fuels, renewable energy sources, and mineral deposits. Strategies to improve air quality and reduce greenhouse gas emissions that contribute to global climate change are also discussed.
In addition, this Element provides guidance to preserve and enhance cultural, historic, and tribal cultural resources, as well as Norco’s natural open space, trails, and sensitive biological areas that are essential to the community’s environment.
Chapter 9 | Safety Element: This required Element establishes a comprehensive framework for protecting the health, safety, and welfare of the community from natural and human-caused hazards. It guides land use planning, infrastructure investment, and community preparedness to reduce vulnerability, strengthen resilience, and support effective emergency response and recovery. Consistent with California Government Code requirements, it addresses hazardous materials, airport hazards, wildland and urban fires, seismic and geologic risks, flooding, emergency management, evacuation routes, and emerging hazards related to weather and climate change. It also establishes goals and policies to safeguard critical facilities and infrastructure, emphasize proactive risk reduction, ensure adherence to State and Federal standards, coordinate with regional agencies for an integrated approach to emergency management, and guide future development in reducing hazard exposure.
Chapter 10 | Noise Element: This required Element promotes a healthier, more livable environment by ensuring that noise is managed effectively in the planning and development process. It identifies existing and potential noise sources, including traffic, industrial activities, outdoor events, and construction. It also establishes goals and policies to address noise and vibration throughout the city, support effective noise management, and reduce exposure to excessive noise through measures such as updated zoning regulations, sound barriers, and building code enforcement.
Chapter 11 | Implementation: This Chapter provides a work plan identifying actions related to the policies in each General Plan Element, the departments responsible for carrying out those actions, and the anticipated time frames for implementation.
OVERVIEW OF KEY UPDATES
Because the existing General Plan is dated and its individual Elements were updated at different times, the 2050 General Plan represents a comprehensive update of the document. As a result, there is no redlined version showing individual changes. Instead, the document was comprehensively updated and reorganized to create a more consistent and current framework for guiding Norco through 2050.
Chapter Reorganization and Enhancements
New Chapters: Introduction (Chapter 1), Community Profile and Core Values (Chapter 2), Community Vision and Priorities (Chapter 3), and Infrastructure and Facilities (Chapter 6).
Inclusion of core values definitions (Chapter 2) and alignment of new policies throughout the General Plan with the City’s core values. Incorporation of the Equestrian Historic District and Equestrian Landmark (Chapter 2).
Identification of key opportunities, priorities, and strategies for six focus areas within the city where change is anticipated or prioritized, or where a site’s historic or environmental significance warrants more detailed guidance (Chapter 3). A strengthened focus on architectural design and placemaking, supported by visionary illustrations, design concepts, and a strong connection to the recently adopted Objective Development Standards emphasizing agrarian architectural character (Chapters 3 and 4).
New analyses and policies in the Circulation Element (Chapter 5) responding to State law requirements, including Complete Streets, the safe systems approach, truck routes, and emergency evacuation planning, while maintaining a strong focus on the trail network.
Consolidation of the Open Space and Conservation Elements into a single, complementary chapter (Chapter 8).
Expanded analysis and updated policies in Chapter 9 (Safety Element) addressing evolving conditions and State law related to wildland/urban fire hazards, evacuation, and extreme heat.
Land Use Map Changes
The Land Use Map (Chapter 4) establishes the general types of land uses anticipated throughout the city and provides the foundation for land use decisions under the General Plan. The 2050 General Plan Update includes several changes to land use designations and individual properties, as described below.
New Land Use Designations
Open Space
Public Facilities
Commercial General
Consolidation of Prior Designations into Updated Designations Parks, Water Related, and Agricultural → Open Space
Schools, Public Lands, and Institutional → Public Facilities Commercial Office → Commercial General
Map-Specific Changes
Sixth Street and North Hamner Gateway → Designated as Commercial Community
Hillside Areas → Designated as Specific Plan
Beacon Hill → Redesignated from Commercial General to Open Space Most remaining commercial parcels → Designated as Commercial General
Norco College Site → Redesignated from Preservation and Development to Public Facilities
With adoption of the updated 2050 General Plan, the provisions of the Gateway Specific Plan and Auto Mall Specific Plan, both adopted in the early 1990s, will be transferred to the Citywide Zoning Code. Adjustments will be made as necessary to ensure compatibility with existing adjacent single-family neighborhoods.
The active specific plans within the City of Norco will continue to include the Norco Hills Specific Plan and the Norco Ridge Ranch Specific Plan.
Public Review and Revisions to the Adoption Draft
The City received valuable public input on the 2050 General Plan during the public review period, including comments submitted by community members and input provided during the Planning Commission public hearing on September 15, 2026. This feedback helped identify opportunities to clarify language, refine policies, and strengthen the document to better reflect the City’s vision and community priorities. In addition to addressing public comments, the Project Team identified and initiated revisions to improve clarity, refine policy language, and further support implementation of the General Plan’s goals and policies.
The primary changes incorporated into the Adoption Draft are summarized below:
Chapter 3 | Community Vision and Priorities: Incorporated textual clarifications recommended by the Planning Commission regarding animal keeping, neighborhood streets, pedestrian and equestrian crossings of Hamner Avenue, and primary vehicular access to the Wyle Laboratories Site from Norco Hills Road, which is also reflected in Policy LUCC 9.1 in Chapter 4.
Chapter 4 | Land Use and Community Character Element: Updated the Land Use Map to reflect the recently approved General Plan Amendment for the JD Ranch SingleFamily Residential Subdivision Project, and added Policy LUCC 1.8, Designation Compatibility, to ensure development within the City’s Equestrian Historic District and Equestrian Landmark areas is consistent with the purpose and defining features of each designation.
Chapter 8 | Open Space and Conservation Element: Incorporated textual clarifications recommended by the Planning Commission regarding permitted paving materials across equestrian trails. In response to public comments, revised Policy OSC7.2 to encourage edible and pollinator-friendly plant species as part of native and naturalized landscaping, where feasible, and added a new “Archaeological Resources” section, including a corresponding goal and policy.
Chapter 11 | Implementation: Revised implementation time frames for various actions and incorporated textual clarifications.
ENVIRONMENTAL IMPACT
Pursuant to the California Environmental Quality Act (“CEQA”) and the City’s local CEQA Guidelines, a Draft Program Environmental Impact Report (PEIR) was prepared by the City’s environmental consultant to analyze the potential environmental effects of the General Plan. CEQA requires local government agencies to consider the environmental consequences of projects before taking action on projects over which they have discretionary approval authority. An Environmental Impact Report (EIR) analyzes potential environmental consequences to inform the public and support informed decision-making by public agencies.
The primary purpose of the PEIR is to evaluate the broad-scale environmental effects of the theoretical potential development that could result from implementation of the General Plan at buildout and to identify feasible measures to avoid or reduce potentially significant environmental impacts to below applicable thresholds of significance or otherwise address them in accordance with State requirements. As part of developing the General Plan, City staff considered and addressed potential environmental impacts throughout the planning process. The PEIR further evaluates the environmental implications of implementing the General Plan and identifies mitigation measures where necessary to address potentially significant impacts.
The PEIR evaluates all resource topics identified in the CEQA Guidelines, including:
Aesthetics (Visual); Agricultural & Forestry Resources; Air Quality; Biological Resources; Cultural Resources; Energy; Geology & Soils; Greenhouse Gas Emissions; Hazards & Hazardous Materials; Hydrology & Water Quality; Land Use & Planning; Mineral Resources; Noise; Population & Housing; Public Services; Recreation; Transportation; Utilities & Service Systems; Tribal Cultural Resources; Wildfire The following summarizes key points in the environmental review process:
Notice of Preparation and Public Scoping Meeting
A Notice of Preparation (NOP) for the Environmental Impact Report was prepared and circulated on November 20, 2024, to the State Clearinghouse and to public agencies with discretionary approval authority over the project (i.e., “Responsible Agencies”), as well as Tribal Governments. The NOP was also made available for public review at City Hall and on the City’s website. In accordance with State law, the NOP comment period ended on December 20, 2024.
The NOP serves as public notification that a PEIR is being prepared and provides an opportunity for responsible agencies, Tribal Governments, and other interested parties to identify environmental issues to be addressed in the PEIR. The City received comments from two public agencies and no comments from individual members of the community. The NOP and comments received are included in Appendix 1.0 of the Draft PEIR.
Agencies and interested persons, whether or not they submitted comments during the NOP review period, also have an opportunity to provide comments during the Draft PEIR public review period and at public hearings conducted by the City on the Draft
PEIR and General Plan Update. The City also provided notice to five Native American tribes and conducted consultation with one tribe at the tribe’s request as part of the Senate Bill (SB) 18 process.
In addition to the NOP, CEQA recommends conducting a public scoping meeting to assist in identifying the range of potential significant environmental impacts to be analyzed in the Draft PEIR. The City conducted a noticed Public Scoping Meeting on December 3, 2024. Notice of the meeting was published in the Press-Enterprise newspaper and distributed through various social media platforms. The purpose of the Public Scoping Meeting was to receive public input regarding environmental issues that should be addressed in the PEIR. No comments were received from members of the public at the meeting.
Draft Program Environmental Impact Report Preparation and Circulation The Notice of Availability (NOA) of the Draft PEIR (State Clearinghouse No. 2024110840) was prepared and distributed to Responsible and Trustee Agencies, Tribal Governments, and individuals who had expressed interest in the project or previously requested copies of the document. The NOA was filed with the State Clearinghouse, posted with the Riverside County Clerk’s Office, and published in the Press-Enterprise newspaper. The Draft PEIR and Appendices are also available on the City’s General Plan Update webpage (www.norco.ca.us/GP2050), along with information regarding the PEIR and the process for submitting comments.
The 45-day public review period for receiving written comments on the Draft PEIR began on Friday, August 14, 2026, and closed at 5 p.m. on Monday, September 28, 2026. The Draft PEIR was available for review at www.norco.ca.us/publicnotice and at Norco City Hall during the public review period and remains available at both locations.
The Draft PEIR evaluates the environmental impacts associated with implementation of the proposed 2050 General Plan Update. The Draft PEIR identifies one potentially significant impact related to paleontological resources, which would be reduced to a less-than-significant level with implementation of applicable General Plan policies. The project site is not included on any list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. All other environmental topics for the project and Alternative B, the Norconian Resort Site Alternative, would result in less-than-significant impacts.
Final Environmental Impact Report
The Final PEIR has been prepared in accordance with CEQA, as amended (Public Resources Code Sections 21000 et seq.), and the CEQA Guidelines (California Code of Regulations Sections 15000 et seq.). The Final PEIR incorporates the Draft PEIR by reference and includes written comments received on the Draft PEIR and responses to individual comments. Comment letters were received from eight agencies and organizations. In accordance with CEQA, Public Resources Code Section 21092.5, copies of the written responses to comments from public agencies were forwarded to those agencies and organizations at least 10 days before the City Council considers certification of the Final PEIR. The Final PEIR includes revisions and clarifications to the Draft PEIR, none of which result in new or substantially more severe significant environmental impacts or require recirculation under CEQA.
The Final PEIR also includes written comments received on the General Plan during the public review period and responses to individual comments. These comments do not relate to the environmental analysis, findings, or conclusions in the Draft PEIR. Although CEQA Guidelines Section 15088(a) does not require responses to comments that fall outside the scope of CEQA environmental review, responses are provided to offer additional context and factual information for decision-makers and the public.
Comments that do not directly address the environmental analysis, question its adequacy, or challenge a specific element or conclusion of the Draft PEIR are noted for the record. Where appropriate, additional information is provided in response.
Comments expressing opinions regarding the merits or specific aspects of the project are included in the Final PEIR for consideration by the decision-makers.
PLANNING COMMISSION REVIEW AND RECOMMENDATION
On September 15, 2026, the Planning Commission held a duly noticed public hearing to consider the Draft PEIR and the 2050 General Plan Update. The Planning Commission adopted Resolution No. 2026-30, finding that the Draft PEIR appeared to adequately identify and analyze the potentially significant environmental effects of the project and recommending completion of the CEQA review process, including preparation of responses to comments and the Final PEIR, for consideration by the City Council. The Planning Commission also adopted Resolution No. 2026-29, recommending that the City Council adopt General Plan Amendment 2026-01.
FISCAL IMPACT ANALYSIS
A Fiscal Impact Analysis was prepared as part of the 2050 General Plan Update to evaluate how proposed changes in land use, housing, and employment growth may affect the City of Norco’s General Fund over time. The analysis estimates the revenues and expenditures associated with projected development at full buildout to assess the long-term fiscal implications of the General Plan. This analysis is particularly important for Norco, where the City must balance a limited tax base associated with its large-lot lifestyle against rising service costs and the ongoing costs of maintaining infrastructure, streets, trails, parks, and other amenities. This challenge is discussed in Chapter 3, Section 1, “The Norco Dilemma,” of the General Plan. Accordingly, the General Plan seeks to safeguard Norco’s distinctive lifestyle for future generations while identifying strategies to generate sustainable revenue to support essential services and amenities.
The Fiscal Impact Analysis evaluates the effects of the 2050 General Plan on the City of Norco’s General Fund, using the Norconian Resort Site Alternative (Land Use Alternative) evaluated in the Final PEIR as the full-buildout scenario. The analysis estimates annual recurring revenues and expenditures based on the City’s existing fiscal policies, tax rates, and General Fund revenues and expenditures. The net fiscal impact is determined by comparing additional revenues generated by new residential and nonresidential development against the costs of providing City services to new residents and employees.
The analysis focuses on the City’s General Fund and ongoing municipal operations. It excludes programs and services funded independently of the General Fund, impacts to school districts and other special districts that are separately funded and not operated
by the City, and development impact fee revenues and associated capital expenditures for new infrastructure and facilities.
Based on the City’s current fiscal policies and the growth projections identified in the PEIR for the Land Use Alternative, the Fiscal Impact Analysis estimates a net positive fiscal impact on the City’s General Fund. At full buildout, the Alternative is projected to generate approximately $9.5 million in annual revenues and $5.3 million in annual expenditures, resulting in an annual surplus of approximately $4.3 million, or 44.67 percent of total anticipated revenues. The positive fiscal impact is driven largely by anticipated Transient Occupancy Tax (TOT) revenues from the hotel and resort development, as well as sales tax revenue. These estimates reflect the net changes in population, employment, housing, and nonresidential development projected in the PEIR for full buildout of the Land Use Alternative. The Fiscal Impact Analysis, which includes the methodology, analytical approach, and detailed technical analysis, is included as an attachment.
FISCAL IMPACT:
Adoption of General Plan Amendment 2026-01 will not result in a direct fiscal impact to the City. Implementation of the General Plan, including its identified actions and priorities, may result in future costs that will be evaluated and incorporated, as appropriate, into the City’s annual budgeting, Capital Improvement Program, and longterm financial planning processes.
RELATIONSHIP TO STRATEGIC PLAN:
This item is consistent with all chapters of the Strategic Plan.
REVIEWED AND APPROVED BY:
Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):
Resolution No. 2026-81 – Certification of Final Program Environmental Impact Report Resolution No. 2026-82 – Adoption of General Plan Amendment 2026-01 Chapter 1 – Introduction
Chapter 2 – Community Profile and Core Values
Chapter 3 – Community Vision and Priorities
Chapter 4 – Land Use and Community Character Element
Chapter 5 – Circulation Element
Chapter 6 – Infrastructure and Facilities Element
Chapter 8 – Open Space and Conservation Element
Chapter 9 – Safety Element
Chapter 10 – Noise Element
Chapter 11 – Implementation
Draft Program Environmental Impact Report (August 2026) Final Program Environmental Impact Report (October 2026) Fiscal Impact Analysis
RESOLUTION NO. 2026-81
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NORCO, CALIFORNIA, CERTIFYING THE FINAL PROGRAM
ENVIRONMENTAL IMPACT REPORT FOR THE 2050 GENERAL
PLAN UPDATE, MAKING RELATED DETERMINATIONS UNDER
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND
DIRECTING FILING OF A NOTICE OF DETERMINATION
WHEREAS, the City of Norco (City) proposes to adopt the 2050 General Plan Update (Project), a comprehensive update of its General Plan; and WHEREAS, the City is the lead agency for the Project under the California Environmental Quality Act (CEQA), Public Resources Code section 21000 et seq., and the State CEQA Guidelines, California Code of Regulations, title 14, section 15000 et seq.; and
WHEREAS, the City prepared a Draft Program Environmental Impact Report (Draft PEIR), State Clearinghouse No. 2024110840, to evaluate the potential environmental effects of the Project; and
WHEREAS, the City circulated a Notice of Preparation from November 20, 2024, through December 20, 2024, and held a scoping meeting on December 3, 2024; and WHEREAS, pursuant to Public Resources Code section 21080.3.1 and Government Code section 65352.3, the City notified California Native American tribes traditionally and culturally affiliated with the City's geographic area of the Project and offered them the opportunity to consult, and the tribal notification and consultation process is documented in section 4.17 of the Draft PEIR; and
WHEREAS, the Draft PEIR was circulated for public review from August 14, 2026, through September 28, 2026, a 45-day period; and
WHEREAS, the Planning Commission considered the Draft PEIR and the 2050 General Plan Update at a public hearing on September 15, 2026, and adopted Resolution No. 2026-30 finding that the Draft PEIR appears to adequately identify and analyze the potentially significant environmental effects of the Project, and recommending completion of the CEQA review process, including responses to comments and preparation of the Final PEIR, and presentation of the Final PEIR to the City Council for consideration; and WHEREAS, the City prepared an October 2026 Final Program Environmental Impact Report (Final PEIR) containing the Draft PEIR incorporated by reference, comments received, responses to comments, and revisions to the Draft PEIR; and WHEREAS, the Final PEIR identifies revisions to the Draft PEIR, including updated land use maps (Figures 2-3 and 4.11-3) reflecting the recently adopted JD Ranch subdivision, clarifications to General Plan policy language, and corrections to certain text and tables, and states that the revisions do not result in new or increased significant environmental impacts; and
Resolution No. 2026-81 – Certification of Final Program Environmental Impact Report for the 2050 General Plan Update (SCH No. 2024110840)
October 21, 2026
WHEREAS, the Draft PEIR, at section 6.3, concludes that implementation of the Project would not result in significant and unavoidable adverse environmental impacts; and
WHEREAS, the City Council held a duly noticed public hearing on October 21, 2026, at which it considered the Final PEIR, the proposed General Plan Update, the staff report, public testimony, and the administrative record before taking action on the Project; and
WHEREAS, the City Council desires to certify the Final PEIR before acting upon approval of the Project.
NOW, THEREFORE, the City Council of the City of Norco, California, does hereby RESOLVE:
SECTION 1. Recitals. The foregoing recitals are true and correct and are incorporated herein by reference.
SECTION 2. Final PEIR and Record. For purposes of this Resolution, the Final PEIR consists of the August 2026 Draft PEIR, the October 2026 Responses to Comments and Revisions document (including comments, responses to comments, and revisions), and all appendices and materials incorporated therein. The City Council has considered the entire administrative record, including oral and written comments received during the environmental review process.
SECTION 3. Independent Review and Judgment. The Final PEIR was presented to the City Council, and the City Council has independently reviewed and analyzed the Final PEIR and the information contained therein, together with the record of proceedings.
The City Council finds that the Final PEIR reflects the independent judgment and analysis of the City as lead agency, and that the City Council considered the information in the Final PEIR before taking action to approve the Project.
SECTION 4. Completion of Environmental Review and Responses to Comments.
The City Council finds that the Final PEIR was prepared and completed in compliance with CEQA and the State CEQA Guidelines, including State CEQA Guidelines sections 15088 and 15132, which govern responses to comments and the contents of a final environmental impact report. Pursuant to Public Resources Code section 21092.5, the City provided written proposed responses to each public agency that commented on the Draft PEIR at least 10 days prior to certification of the Final PEIR.
SECTION 5. No Recirculation Required. The City Council has reviewed the revisions to the Draft PEIR identified in section 3 of the October 2026 Final PEIR, as well as the responses to comments and other information in the record. The City Council finds, based on the analysis in the Final PEIR and the record, that the revisions do not constitute significant new information requiring recirculation under State CEQA Guidelines section 15088.5. The revisions do not disclose a new significant environmental impact, a substantial increase in the severity of an identified impact, or a feasible mitigation
Resolution No. 2026-81 – Certification of Final Program Environmental Impact Report for the 2050 General Plan Update (SCH No. 2024110840)
October 21, 2026
measure or alternative that the City has declined to adopt under circumstances requiring recirculation, do not show that the Draft PEIR was so fundamentally and basically inadequate and conclusory that meaningful public review and comment were precluded, and do not otherwise deprive the public of a meaningful opportunity to comment on a substantial adverse environmental effect.
SECTION 6. Environmental Impact Determinations. The City Council adopts and incorporates by reference the environmental impact determinations and supporting analysis contained in the Draft PEIR, as revised by the Final PEIR. The Final PEIR concludes that the Project will have no significant and unavoidable adverse environmental impacts. The City Council finds that the environmental effects identified in the Final PEIR are either less than significant or would result in no impact, based upon the Project, applicable laws and regulations, and the General Plan goals and policies evaluated therein. These findings are supported by substantial evidence in the record.
SECTION 7. Mitigation Monitoring and Reporting. The Final PEIR does not identify any significant environmental effects requiring mitigation, and no mitigation measures are imposed as conditions of Project approval. Accordingly, the City Council finds that no mitigation monitoring or reporting program is required under Public Resources Code section 21081.6 and State CEQA Guidelines section 15097.
SECTION 8. Statement of Overriding Considerations. Because the Final PEIR does not identify significant and unavoidable environmental effects resulting from approval of the Project, a statement of overriding considerations under State CEQA Guidelines section 15093 is not required.
SECTION 9. Certification. Based on the foregoing, the City Council hereby CERTIFIES the Final PEIR for the City of Norco 2050 General Plan Update, State Clearinghouse No. 2024110840, pursuant to State CEQA Guidelines section 15090. The Final PEIR is a program environmental impact report prepared pursuant to State CEQA Guidelines section 15168. Subsequent activities implementing the 2050 General Plan Update shall be examined in light of the Final PEIR to determine whether additional environmental review is required, in accordance with State CEQA Guidelines sections 15162 and 15168, subdivision (c).
SECTION 10. Record of Proceedings. The documents and other materials constituting the record of proceedings upon which the City Council decision is based are maintained at Norco City Hall, 2870 Clark Avenue, Norco, California 92860. The City Clerk is designated as custodian of the record, as required by Public Resources Code section 21081.6, subdivision (a)(2).
SECTION 11. Notice of Determination. Following approval of the Project, the City Clerk or designee is directed to file a Notice of Determination in accordance with Public Resources Code section 21152 and State CEQA Guidelines section 15094, including filing with the Riverside County Clerk and, where required, the State Clearinghouse, payment of applicable filing fees pursuant to Fish and Game Code section 711.4, and compliance with applicable posting and notice requirements.
Resolution No. 2026-81 – Certification of Final Program Environmental Impact Report for the 2050 General Plan Update (SCH No. 2024110840)
October 21, 2026
SECTION 12. Effective Date. This Resolution shall take effect immediately upon its adoption.
PASSED AND ADOPTED by the City Council of the City of Norco, California, at a regular meeting held on October 21, 2026.
________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
________________________
Norma I. Alley, City Clerk
City of Norco, California
Resolution No. 2026-81 – Certification of Final Program Environmental Impact Report for the 2050 General Plan Update (SCH No. 2024110840)
October 21, 2026
I HEREBY CERTIFY that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of Norco, California, at a regular meeting thereof held on October 21, 2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Norco, California, on October 21, 2026.
________________________
Norma I. Alley, City Clerk
City of Norco, California
RESOLUTION NO. 2026-82
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NORCO, CALIFORNIA, ADOPTING GENERAL PLAN
AMENDMENT 2026-01, THE CITY OF NORCO 2050 GENERAL
PLAN UPDATE
WHEREAS, Government Code section 65300 requires each city to adopt a comprehensive, long-term general plan for the physical development of the city and land outside its boundaries that bears relation to its planning; and WHEREAS, the City of Norco (City) has prepared General Plan Amendment 2026-01, a comprehensive update to its General Plan known as the City of Norco 2050 General Plan Update (the “General Plan Update”); and
WHEREAS, the General Plan Update was prepared through a community engagement process that included community workshops, online surveys, stakeholder meetings, and joint study sessions of the Planning Commission and City Council, through which the City solicited and considered public input on the City’s vision, goals, priorities, and policies; and
WHEREAS, the General Plan Update establishes the City’s long-term vision, goals, policies, land use designations, and implementation actions; and WHEREAS, the General Plan Update includes an updated Safety Element addressing flooding, fire, evacuation routes, and climate adaptation and resilience pursuant to Government Code section 65302(g), and environmental justice goals, policies, and objectives pursuant to Government Code section 65302(h); and WHEREAS, the City’s 2021-2029 Housing Element is not amended by the General Plan Update and remains in effect as an element of the General Plan; and WHEREAS, the City released the Public Review Draft of the General Plan Update and the Draft Program Environmental Impact Report for public review on August 14, 2026; and
WHEREAS, the City provided notice and an opportunity for tribal consultation regarding the General Plan Update in accordance with Government Code section 65352.3; and
WHEREAS, pursuant to Government Code section 65352, the City referred the General Plan Update to the County of Riverside, adjacent cities, affected school and special districts, and other affected agencies for review and comment; and
Resolution No. 2026-82 – Adoption of General Plan Amendment 2026-01 (2050 General Plan Update)
October 21, 2026
WHEREAS, pursuant to Public Utilities Code section 21676(b), the General Plan Update was referred to the Riverside County Airport Land Use Commission, which on October 15, 2026, determined that the General Plan Update is consistent with the 2004 Corona Municipal Airport Land Use Compatibility Plan; and WHEREAS, on September 15, 2026, the Planning Commission held a duly noticed public hearing and adopted Resolution No. 2026-29 recommending that the City Council adopt General Plan Amendment 2026-01; and
WHEREAS, following Planning Commission consideration, the City prepared an Adoption Draft incorporating revisions to the Vision, Land Use and Community Character, Circulation, Infrastructure and Facilities, Open Space and Conservation Element, and Implementation chapters, including a new archaeological resources goal and policy in Chapter 8; and
WHEREAS, on October 21, 2026, the City Council held a duly noticed public hearing to consider the General Plan Update, the Planning Commission recommendation, the staff report, and written and oral testimony; and WHEREAS, notice of the Planning Commission and City Council public hearings was given in accordance with Government Code sections 65090, 65091, 65353, and 65355; and
WHEREAS, before taking action on the General Plan Update, the City Council certified the Final Program Environmental Impact Report and took the related actions required by the California Environmental Quality Act (Public Resources Code section 21000 et seq.) (“CEQA”) by Resolution No. 2026-81; and
WHEREAS, the City Council has considered the Adoption Draft and the entire administrative record and desires to adopt the General Plan Update.
NOW, THEREFORE, the City Council of the City of Norco, California, does hereby RESOLVE:
SECTION 1. The foregoing recitals are true and correct and are incorporated herein by this reference.
SECTION 2. Based on the administrative record, the City Council finds that: (a) the General Plan Update provides a comprehensive, long-term policy framework for the physical development and preservation of the City; (b) the General Plan Update addresses the mandatory subjects required by Government Code section 65302 and provides an internally consistent set of goals, policies, and diagrams as required by Government Code section 65300.5; (c) the General Plan Update advances the City’s community vision, core values, and long-range planning objectives; (d) the General Plan
Resolution No. 2026-82 – Adoption of General Plan Amendment 2026-01 (2050 General Plan Update)
October 21, 2026
Update is internally consistent with the City’s adopted 2021-2029 Housing Element, which remains in effect; (e) adoption of the General Plan Update is in the public interest and will promote the public health, safety, and general welfare of the community; and (f) the City Council has considered the Planning Commission recommendation and the public testimony received in connection with adoption.
SECTION 3. The City Council finds that the General Plan Update has been processed in accordance with the applicable provisions of Government Code sections 65350 through 65362.
SECTION 4. Following completion of the separate CEQA action identified above, the City Council hereby adopts General Plan Amendment 2026-01, the City of Norco 2050 General Plan Update, in the form of the final Adoption Draft presented to the City Council and maintained on file with the City Clerk, which is incorporated herein by reference, including its text, maps, diagrams, goals, policies, and Chapter 11 implementation program. Upon its effectiveness, the General Plan Update supersedes and replaces the City’s existing General Plan in its entirety, except for the Housing Element, which remains in effect.
SECTION 5. The City Clerk is directed to maintain the adopted General Plan Update and this Resolution among the official records of the City and to cause any notices or transmittals required by applicable law to be made, including making a copy of the adopted General Plan Update available for public inspection and transmitting copies as required by Government Code section 65357.
SECTION 6. The Community Development Director is authorized to make nonsubstantive technical corrections to the General Plan Update, including correcting typographical errors, formatting, numbering, and cross-references, and conforming maps and figures to the adopted text, provided that such corrections do not alter any adopted goal, policy, or land use designation.
SECTION 7. The documents and other materials constituting the record of proceedings on which this Resolution is based are located at the City of Norco City Clerk’s Office, 2870 Clark Avenue, Norco, California 92860, and the custodian of those records is the City Clerk.
SECTION 8. If any section, subsection, sentence, clause, or phrase of this Resolution is held invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution.
SECTION 9. This Resolution shall take effect immediately upon its adoption.
Resolution No. 2026-82 – Adoption of General Plan Amendment 2026-01 (2050 General Plan Update)
October 21, 2026
PASSED AND ADOPTED by the City Council of the City of Norco, California, at a regular meeting held on October 21, 2026.
________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
________________________
Norma I. Alley, City Clerk
City of Norco, California
Resolution No. 2026-82 – Adoption of General Plan Amendment 2026-01 (2050 General Plan Update)
October 21, 2026
I HEREBY CERTIFY that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of Norco, California, at a regular meeting thereof held on October 21, 2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Norco, California, on October 21, 2026.
________________________
Norma I. Alley, City Clerk
City of Norco, California
FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |1 Chapter 1INTRODUCTIONIn This ChapterA. Updating the General Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. What Is a General Plan? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22. Why Update the General Plan? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33. The General Plan Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 B. Regulatory Framework . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Norco, a Charter City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62. Statutory General Plan Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63. Norco’s General Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 C. General Plan Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. A Community Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
CITY OF NORCO
2050 GENERAL PLAN
Introduction
CHAPTER
Acknowledgments
The City of Norco’s 2050 General Plan was adopted by the Norco City Council on October 21, 2026, pursuant to Resolution No. 2026-82. The General Plan and the vision, goals, policies, and strategies contained herein reflect a collaborative effort among community members, City Council Members, City staff, and a team of professional consultants. Through community engagement, thoughtful planning, and collaboration, these efforts establish a long-term vision for Norco’s future, providing a framework to guide land use, development, infrastructure, and community investment through 2050 while preserving, protecting, and promoting the City’s Core Values.CITY OF NORCOCity CouncilRobin Grundmeyer, MayorGregory Bowen, Mayor Pro TemKevin Bash, Council MemberGreg Newton, Council MemberFia Sullivan, Council MemberPlanning CommissionJeff Shyu, ChairPatricia Hedges, Vice ChairShannon Chudzicki, MemberCatherine Fiore, MemberDennis Hutnik, MemberAdministrationLisette Free, City ManagerProject TeamColby Cataldi, Director of Community DevelopmentKelli Anderson, Communications Manager CONSULTANT TEAMSargent Town PlanningUrban Planning, Design & General Plan PreparationDavid Sargent, Senior PrincipalPeter VanderWal, Principal, Project DirectorJuan Gomez-Novy, Senior Associate, Project ManagerAndrew Krizman, Senior AssociateRuss Cunningham, Senior AssociateMichael Mabaquiao, Senior Associate Javier Ballesteros, Associate Civic SolutionsProject ManagementJean Ward, Principal Planner / Project ManagerCirclepointPublic OutreachSusan Harden, Principal-in-ChargeFehr & PeersTransportation & MobilityJason Pack, Principal-in-ChargeBaldwin Ngai, Senior Engineer & PlannerLisa Wise ConsultingEconomic Analysis & Economic Development StrategyDavid Bergman, Principal-in-ChargeAtlas PlanningHazards & SafetyAaron Pfannenstiel, Principal-in-ChargeTrinity Consultants / MeridianEnvironmental Impact ReportTony Locacciato, AICP, PartnerMark Austin, PartnerLisa Maturkanic, Senior, Administrative Operations Manager CHAPTER 1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 A. Updating the General Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. What Is a General Plan?. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22. Why Update the General Plan? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. The General Plan Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 B. Regulatory Framework . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Norco, a Charter City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62. Statutory General Plan Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63. Norco’s General Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 C. General Plan Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. A Community Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 CHAPTER 2. COMMUNITY PROFILE AND CORE VALUES . . . . . . . . . . . . . . . . . . . . . . . . . .10 A. City of Norco Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 122. History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Existing Community Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165. Gateways and Destinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
6. Street, Trail, Park, and Open Space Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 227. Core Values . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .248. Equestrian Historic District and Landmark . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 CHAPTER 3. COMMUNITY VISION AND PRIORITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 A. Community Vision and Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
1. The Norco Dilemma . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .302. Vision Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 313. Community Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 324. Agrarian Architectural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34 B. Community Roadmap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
1. Areas of Conservation: Parks, Trails, and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .382. Areas of Preservation: Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 403. Areas of Enhancement: Corridors and Event Centers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .424. Focus Areas: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Table of Contents
C. North Hamner Gateway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 D. Sixth Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58E. Fourth Street and Hamner Avenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64F. Second Street and River Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70G. Norconian Resort Site. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72 H. Wyle Laboratories Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80 CHAPTER 4. LAND USE AND COMMUNITY CHARACTER ELEMENT . . . . . . . . . . . . . . . 82 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 B. State Legal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 C. Objective Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85D. Land Use and Community Character Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86
1. Residential Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .90
2. Commercial Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .923. Industrial Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .94
4. Open Space Designation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .955. Public Facilities Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .966. Housing Development Overlay (HDO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .977. Preservation and Development (PAD) Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .988. Preservation and Development - Norconian (PAD-NOR) Designation . . . . . . . . . . . . . . . . . . . . . . . . . . .999. Specific Plan (SP) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .100 E. Goals and Polices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101 CHAPTER 5. CIRCULATION ELEMENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112B. State Legal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113 C. Key Themes and Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1114
1. Complete Streets. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1142. Vehicle Miles Traveled. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1153. Roadway Typology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1154. Emergency Evacuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1185. Goods Movement on Local Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1186. Roadway Safety. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1207. Regional Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1258. Neighborhood Cut-Through Traffic. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125
9. Non-Motorized Travel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12610. Transit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126
11. Maintenance and Improvement of Roadways and Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126 D. Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 128 CHAPTER 6. INFRASTRUCTURE AND FACILITIES ELEMENT . . . . . . . . . . . . . . . . . . . . . .132 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134B. State Legal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134 C. Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135
1. Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135
2. Wastewater System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1353. Stormwater System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1364. Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1365. Telecommunications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 137 D. Parks and Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 138
1. Parks and Athletic Fields . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 138
2. Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1403. Event Centers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .140 E. Public Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 142
1. Library Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1422. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 142
3. Community Events . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1424. Military and Veterans Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1445. Animal Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .144
6. Homeless Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1447. Emergency Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1448. Waste, Recycling, Organics, and Manure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .144 F. Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .146 CHAPTER 7. HOUSING ELEMENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
The City of Norco’s 2021-2029 Housing Element was adopted on October 6, 2022 and can be viewed online at www.norco.ca.us/housingelement.
Table of Contents Table of Contents
CHAPTER 8. OPEN SPACE AND CONSERVATION ELEMENT . . . . . . . . . . . . . . . . . . . . . .152 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 154B. State Legal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 155 C. Natural Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 156D. Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 158E. Scenic Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .160F. Historic Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 161 G. Water Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 162H. Energy Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 163I. Air Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .164 J. Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165 K. Paleontological Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165L. Archaeological Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165 M. Mineral Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165N. Regenerative Agriculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 166O. Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 167 CHAPTER 9. SAFETY ELEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .176 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 178 B. State Legal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 179C. Hazards and Issues of Concern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 179
1. Human-Caused Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1792. Wildland/Urban Fire Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1803. Seismic and Geologic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1844. Flooding and Dam Inundation Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1885. Emergency Management and Evacuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1906. Emerging Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 191 D. Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 192 CHAPTER 10. NOISE ELEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 200 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 202B. Legal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203C. Noise Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 204D. Noise Standards and Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 206E. Noise Impacts and Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 207F. Types of Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 207G. Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 210 CHAPTER 11. IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .212 A. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 214B. Implementing Plans, Programs, and Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 215C. Implementation Tools. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 215D. Monitoring and Reporting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 218E. Budgeting and Staffing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 218 F. Work Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 219 Table of Contents Table of Contents
2 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |3 Chapter 1 INTRODUCTION
2. Why Update the General Plan?Norco and the surrounding region have changed—in some places, significantly—since the General Plan was last updated. Growth in nearby cities has shifted traffic patterns and community needs, reinforcing the importance of protecting Norco’s core values and identity. At the same time, new State laws—particularly new housing requirements—now apply to Norco. Updating the General Plan positions the City to meet these mandates in a way that aligns with local priorities and helps Norco address change on its own terms.
Key TermsThe General Plan is built around goals and policies, which guide City decisions, and the strategies, actions, and standards used to implement them. Key terms include:
■ Goal. A clear statement of intended outcomes
for each General Plan Element. Goals reflect community values, priorities and, in some cases, State law. Goals clearly describe the “what” and “why.” ■ Action. A specific program, procedure, project,
or other action that carries out the General Plan’s goals and policies. Implementation actions identify clear timelines, responsible parties for executing the goal or policy, and measurable outcomes. ■ Policy. A specific direction used by the City
Council, commissions, committees, and City departments when reviewing development proposals and considering other actions. Policies describe the “how” and convey the City’s commitment to a particular outcome or course of action. ■ Strategy. A non-regulatory concept, idea, or
approach to further Norco’s vision, goals, core values, and community priorities.
Expresses a clear and
specific outcome.
Conveys the City’s
commitment to an
outcome or course
of action.
Moves the City
towards achieving the
General Plan’s goals
and policies.
What is the intended outcome?
How will this desired outcome be guided?
How will the goals be accomplished?
Goal Policy Action
A. Updating the General PlanCommunity members providing input on the General Plan at a Community Open House (November 2023).1. What Is a General Plan?Norco’s General Plan is the high-level, long-range planning document guiding the City’s growth and development through 2050. Like all California cities, Norco periodically updates its General Plan to respond to changing conditions and community needs. Shaped by community input, the General Plan communicates Norco’s shared vision and priorities—centered on the key goals to keep Norco, “Norco,” preserve, protect, and promote Norco’s core values, and support a strong local economy and the tax revenue needed to sustain Norco’s lifestyle and services. Norco’s General Plan establishes goals, policies, and strategies on a range of topics, including land use and community character; circulation; infrastructure and facilities; housing; parks, trails, and natural open space; natural resources conservation; safety; air quality; and noise. It also provides an implementation program to guide how and when these goals and policies will be pursued and which City departments are responsible for implementing them. The General Plan also supports the City‘s pursuit of grants to fund important public improvements and community benefits. The City Council, commissions, and committees use the General Plan to evaluate land use decisions, make funding and budget recommendations and decisions, and evaluate incoming development proposals. City departments use the General Plan to regulate building and development and to recommend projects to the City Council, commissions, and committees. Residents, stakeholders, and the development community use the General Plan to understand and express the City’s long-range vision and to evaluate specific projects.
Together, goals, policies, and implementation actions guide decisions and move the General Plan from vision to implementation.
Explanatory text, diagrams, and other imagery are provided throughout the General Plan to help convey the intent of particular goals, policies, and strategies.
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Community member providing input at the Discovery Open House (November 2023).
Community members providing input at the State of the City Address (October 2023).Community member providing input at the Discovery Open House (November 2023).
Outreach booth at a community event (August 2023).
3. The General Plan ProcessBuilding upon a long tradition of active community participation in Norco’s community development, the General Plan was created cooperatively with residents and stakeholders within the City of Norco through a variety of inclusive outreach methods, including virtual and in-person workshops, open houses, presentations to City commissions, surveys, stakeholder interviews, and outreach booths at community events. The General Plan has been updated in five principal phases of collaboration between City departments, elected and appointed officials, a team of consulting planning professionals, and interested and engaged members of the community as follows:
a. Discovery.
Through extensive research, observation, and dialogue, the General Plan preparation team became well-acquainted with the City of Norco, the planning area, the City’s core values, and the community’s vision, concerns, and needs. This process included extensive fieldwork, review of the previous General Plan and other supporting documents, meetings with stakeholders, study sessions with the City Council and Planning Commission, and discussions with community members at various outreach events. Key takeaways from the Discovery process included:
■ Preserve, protect, and promote Norco’s core values, including its heritage, character, lifestyle, and atmosphere.
■ Continue to support new revenue-generating businesses.■ Generate a “Main Street” or town center.■ Put Norco prominently on the agri-tourism map.■ Calm traffic along Sixth Street and other cut-through streets, while accommodating pick-up trucks and trailers.
■ Preserve, expand, and improve Norco’s open space, park, and trail network.■ Foster youth sports, agricultural and equestrian activities, and other youth interests.■ Simplify and streamline Norco’s policies, procedures, and regulations. b. Community Priorities and Vision.
The team translated the Discovery findings, guidance from decision-makers and City departments, and grassroots community input into the General Plan’s community priorities and vision. The team met with the community at the Visioning Open House for confirmation and further input. c. Plan Preparation and Review.
Informed by technical study, community input, City Council direction, and State laws and guidelines, the team then prepared the General Plan document, comprised of narrative language providing background and context, goal and policy frameworks, graphics illustrating key concepts and principles, and actions, timelines, and responsible parties for implementing the General Plan. d. Environmental Review.
In accordance with the California Environmental Quality Act (CEQA), the project team prepared an Environmental Impact Report (EIR) for the project. The EIR considered the project’s potential impacts on a wide range of resources. The draft General Plan and EIR were made available for community review during a 45-day public review period. Additional opportunities for input included a scoping meeting and meetings with the Planning Commission. e. Adoption.
The General Plan and the supporting EIR were brought before the Planning Commission for review and the City Council for adoption and certification in 2026.
6 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |7 Chapter 1 INTRODUCTION1. Norco, a Charter CityThe City of Norco was incorporated on December 28, 1964, as a General Law City. On November 4, 2003, local voters adopted a City Charter, and on December 10, 2003, the Secretary of State received and filed the document making the City of Norco a Charter City for land use regulation. Pursuant to its Charter, the City of Norco operates under the Council-Manager form of government. The Charter also requires a super-majority vote (4 out of 5 Council votes) for any zone change. The City must still operate under the general land use laws of the State. B. Regulatory Framework Most land in Norco is designated as Residential Agricultural (RA) to allow for animal-keeping and small-plot agricultural uses.
2. Statutory General Plan Requirements The California Government Code requires each local jurisdiction to “adopt a comprehensive, long-term general plan for the physical development of the county or city,” addressing the following seven topics, or “elements:” ■ Land Use. This Element establishes goals and policies that guide the locations and intensities of land uses throughout the city.
■ Circulation. This Element establishes goals and policies for the transportation networks that support the movement of people, goods, water, energy, and waste throughout the city. ■ Conservation. This Element establishes goals and policies for the protection, use, and enhancement of natural resources, including habitats, wildlife, soils, water, energy, and historic and cultural resources. ■ Open Space. This Element establishes goals and policies for the identification, preservation, and appropriate use of open spaces and undeveloped lands, including areas suited for low-intensity recreation. ■ Housing. This Element establishes goals and policies to meet current and future housing needs for all community members, including low-income households, individuals with disabilities, and those experiencing homelessness, consistent with State requirements and update cycles. ■ Noise. This Element establishes goals and policies to minimize exposure to excessive or disruptive noise, with particular attention to noise-sensitive areas and nighttime conditions. ■ Safety. This Element establishes goals and policies to reduce risks to life, property, and community well-being from natural and human-caused hazard.
Although State law does not require the inclusion of Air Quality or Environmental Justice elements unless specific statutory conditions are met, the City of Norco General Plan nevertheless addresses these issues through an integrated framework of goals and policies within the Land Use, Circulation, Housing, Safety, and Noise Elements. Together, these elements promote more equitable, healthy, and sustainable living, working, shopping, and recreation environments for all Norconians by supporting improved mobility, compatible land use patterns, access to housing and services, reduced exposure to environmental hazards, and enhanced community quality of life.
3. Norco’s General PlanThe California Government Code explicitly enables jurisdictions to rename elements, introduce additional elements, combine elements, and format the document in any way that it deems best to meet the community’s needs. Shaped by Chapter 3 | Community Vision and Priorities, the General Plan is organized into 11 chapters that include all State-required elements along with locally driven content, clearly expressing Norco’s core values, long-term vision, and intentions for the future:
■ Chapter 1 | Introduction. This Chapter describes the purpose of a General Plan, the reasons for updating it, the relationship to State general plan requirements, how Norco’s General Plan is organized, and how it will be implemented. ■ Chapter 2 | Community Profile and Core Values. This Chapter summarizes Norco’s history, existing physical context, and overview of Norco’s core values.
■ Chapter 3 | Community Vision and Priorities. This Chapter presents the community’s vision and priorities for Norco’s future and explains how these apply to each of Norco’s geographic areas—all with the fundamental objective to keep Norco “Norco” by preserving, protecting, and promoting Norco’s core values. This Chapter also identifies focus areas where change is anticipated or prioritized, or where a site’s historic or environmental significance warrants more detailed guidance. ■ Chapter 4 | Land Use and Community Character Element. This required Element ensures that future private development and public improvements are planned, coordinated, and designed in a manner that preserves Norco’s lifestyle—including the development patterns, design character, land uses, activities, and services that support it—for current and future generations. It also establishes goals and policies to preserve and strengthen Norco’s defining qualities through the built environment, prioritizing maintenance, preservation, enhancement, improvement, and targeted placemaking in key areas so Norco can evolve while remaining true to its core values.
Most land in Norco is designated as Residential Agricultural (RA) to allow for animal-keeping and small-plot agricultural uses.
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■ Chapter 5 | Circulation Element. This required Element establishes a multimodal transportation network that is “uniquely Norco,” including roadways, pedestrian-equestrian trails, bike facilities, sidewalks, and truck and transit routes on selected streets. It also establishes goals and policies that address congestion management, improved traffic flow, and enhanced safety outcomes for all modes, while preserving the unique character of Norco’s neighborhoods and commercial corridors. ■ Chapter 6 | Infrastructure and Facilities Element. This optional Element guides the provision of essential utility infrastructure (water, reclaimed water, wastewater, stormwater, energy, and telecommunications), public facilities and services, parks, recreational amenities, and event centers. This Element also establishes goals and policies that address the maintenance, improvement, and expansion of utility infrastructure. In addition, it addresses the management, maintenance, and enhancement of parks, recreational and event facilities, and the programming offered within them, as well as the provision of schools, libraries, solid waste and recycling services, and other public services necessary to serve the community. ■ Chapter 7 | Housing Element. This required Element analyzes Norco’s housing needs. It also establishes goals and policies to meet current and future housing demands for all members of the community, including low-income households, individuals with disabilities, and those experiencing homelessness. It is the only Element that must be approved (“certified”) by the State of California and is updated on a separate eight-year cycle. The current 2021–2029 Housing Element was certified in October 2022. ■ Chapter 8 | Open Space and Conservation Element. This required Element addresses the conservation, development, and sustainable use of Norco’s natural resources, including but not limited to water, soils, natural gas, fossil fuels, renewable energy sources, and mineral deposits. Strategies to improve air quality and reduce greenhouse gas emissions that contribute to global climate change are also discussed. In addition, this Element provides guidance to preserve and enhance cultural, historic, and tribal cultural resources, as well as Norco’s natural open space, trails, and sensitive biological areas that are essential to the community’s environment. ■ Chapter 9 | Safety Element. This required Element establishes a comprehensive framework for protecting the health, safety, and welfare of the community from natural and human-caused hazards. It guides land use planning, infrastructure investment, and community preparedness to reduce vulnerability, strengthen resilience, and support effective emergency response and recovery. Consistent with California Government Code requirements, it addresses hazardous materials, airport hazards, wildland and urban fires, seismic and geologic risks, flooding, emergency management, evacuation routes, and emerging hazards related to weather and climate change. It also establishes goals and policies to safeguard critical facilities and infrastructure, emphasize proactive risk reduction, ensure adherence to State and Federal standards, coordinate with regional agencies for an integrated approach to emergency management, and guide future development in reducing hazard exposure. ■ Chapter 10 | Noise Element. This required Element promotes a healthier, more livable environment by ensuring that noise is managed effectively in the planning and development process. It identifies existing and potential noise sources, including traffic, industrial activities, outdoor events, and construction. It also establishes goals and policies to address noise and vibration throughout the city, support effective noise management, and reduce exposure to excessive noise through measures such as updated zoning regulations, sound barriers, and building code enforcement. ■ Chapter 11 | Implementation. This Chapter provides a Work Plan for responsible departments to carry out the implementation actions in the General Plan.
C. General Plan Administration1. A Community PlanPreserving, protecting, and promoting Norco’s core values while generating the sustained revenue needed to support Norco’s lifestyle requires ongoing stewardship. This General Plan reflects the contributions of hundreds of community members who care deeply about Norco. Residents shared stories and experiences, business owners identified challenges and opportunities, and community members offered ideas and insights for how Norco’s lifestyle can be preserved and strengthened for current and future generations of residents and businesses. Those ideas were translated into a shared vision for Norco’s future and tangible steps for how to get there.A Long-Range Decision-Making GuideThe General Plan will be implemented over an extended period of time, likely spanning several decades. During this time, decision-making on a wide range of issues will be guided by the General Plan’s goals and policies. A “Living Plan”The General Plan should be understood as a “living plan” that can be amended as conditions and priorities change. State law allows local governments to process up to four General Plan amendments each year and encourages regular review of implementation progress. The City should periodically review the General Plan—ideally annually and more comprehensively every five years—to confirm that it remains aligned with community goals and current conditions. Annual review should include objective monitoring of progress and outcomes. Chapter 11 | Implementation identifies implementation actions, priorities, and the City departments responsible for carrying them out, helping the City focus resources on near-term, achievable steps. Responsive, Collaborative GovernancePeople are what make places, communities, and culture dynamic. Accordingly, city governments must be responsive and adaptive to change as it happens. While no plan can anticipate every change, the City of Norco is committed to collaborative problem solving, evidence-driven decision-making, and open communication—making decisions together with the community, rather than making decisions “for it.” The chapters that follow present a guide for Norco’s future growth and development, grounded in the community’s core values and its enduring mandate to keep Norco “Norco.”
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1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 122. History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Existing Community Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165. Gateways and Destinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .206. Street, Trail, Park, and Open Space Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 227. Core Values . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .248. Equestrian Historic District and Landmark . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 Chapter 2COMMUNITY PROFILE AND CORE VALUES
CITY OF NORCO
2050 GENERAL PLAN
Community Profile and Core Values
CHAPTER
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City of Norco ity of Norco
Riverside iverside
Corona
Eastvale astvale
Jurupa Valley urupa Valley
A. City of Norco Profile1. LocationNorco lies approximately 50 miles southeast of downtown Los Angeles within the northwest corner of Riverside County, near the confluence of Riverside, San Bernardino and Orange Counties.The growing urban areas of San Bernardino County lie to the north and connect directly with Norco via the 1-15 Freeway. Orange and Los Angeles Counties lie to the west and connect to Norco via the 91 and 71 Freeways. The majority of Riverside County lies directly to the east, connecting to Norco via State Route 91 just south of the city and State Route 60 approximately five miles to the north. To the south lies the rapidly urbanizing area of southwestern Riverside County that connects to Norco via the 1-15 Freeway. Norco is bordered by the cities of Eastvale and Jurupa Valley to the north, Corona to the west and south, and Riverside and unincorporated Riverside County to the east. Norco is approximately 9,000 acres or 14 square miles in area, with approximately 56 acres located outside the city limit within its “sphere of influence.”
2. HistoryThe Luiseño, Gabrieleño Tongva, Cahuilla, and Serrano peoples originally inhabited the area now known as Norco, using it primarily for hunting and gathering. Their names were given by Spanish explorers in the 1700s, the first Europeans to establish permanent settlements in the region. The Norco area has a long history of Native American occupation. The largest known village associated with the area was located at the nearby Glen Ivy site in unincorporated Temescal Valley, while smaller villages were located near the southwestern portion of the former Wyle Laboratories site and the historic hot springs near Bluff Street and River Road. European presence expanded in the late 1700s as Spanish padres led by Junípero Serra established a network of missions across Alta California. To support mission operations, extensive ranchos were created for agriculture and grazing. Although the lands that include modern Norco were not part of a mission rancho, they appear to have been controlled by Mission San Gabriel and used for grazing activities. Mexico assumed control of California in 1821, and mission lands continued to support grazing and small-scale agriculture. The Secularization Act of 1833 divided mission properties into privately owned ranchos held by non-Native ranchers. Four such ranchos encompassed the Norco area: Jurupa (Rubidoux), Jurupa (Stearns), La Sierra (Sepúlveda), and El Sobrante de San Jacinto. The eastern portion of Rancho La Sierra (Sepúlveda) later became the core of presentday Norco. After the Mexican-American War, California became part of the United States in 1848. In 1872, Vicenta Sepúlveda sold Rancho La Sierra lands to Abel Stearns, an early cattle rancher. The Stearns Rancho Company retained most of the property until around 1909, when the Los Angeles Trust and Savings Bank and the Citrus Belt Land Company subdivided the area south of today’s Fifth Street—the first land settled in modern Norco.Beginning in 1921, Rex Clark purchased large portions of the area and, in 1923, established the North Corona Land Company, naming the community “Norco.” Clark promoted small-scale ranching and built many of Norco’s earliest civic structures, including the first school, general store, and the Norconian Resort. Early residents primarily established chicken ranches, planted gardens, raised livestock, and benefited from Clark’s markets and demonstration farms that supported local agriculture and self-sufficiency. Norco, CA, in regional context (source: Google). Norco, CA, in local context (source: City of Norco).
Birds-eye view of Norco with Ingalls Event Center in the foreground. Historic aerial photograph of Norco’s original village center at Hamner Road and Sixth Street, circa 1925.
Sixth St Sixth St
Old Hamner Rd Old Hamner Rd
14 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |15 Chapter 2 COMMUNITY PROFILE AND CORE VALUESBuilt at the site of a hot springs discovered while Clark dug for irrigation water, the 700-acre Norconian Resort site was one of the nation’s premier resort destinations, regularly frequented by Hollywood celebrities. Following declining use during the 1930s, the U.S. Navy bought the site, converted the hotel to a hospital, and built ancillary buildings west of the original resort (along Fifth Street and Western Avenue) and south of the original resort (next to Lake Norconian) to accommodate more patients. In the early 1950s, the Navy began using the site for military research, testing, and weapons development, where, as the Naval Surface Warfare Center, it continues to support defense-related research, testing, evaluation, and technical operations. In the 1960s, the State of California obtained control of the northern portion of the site and converted the hotel and the northern ancillary buildings into the California Rehabilitation Center (CRC), an incarceration and rehabilitation center. Due to the need for seismic retrofits, use of the former hotel building was abandoned in the early 2000s, while the ancillary buildings still functioned as part of CRC. The Navy retained the southern ancillary buildings for use as an ordnance laboratory and the site is still home to the Naval Surface Warfare Center. During the 1950’s and 1960’s, Norco began to experience more growth, resulting from the population explosion occurring throughout the Southern California metropolitan area. The San Bernardino (I-10) and Riverside (SR-91) freeways made the area more accessible from Los Angeles and Orange Counties, and Norco’s agricultural, animalkeeping lifestyle came within commuting distance of major centers of employment. Because of rapid growth in surrounding communities, and the previous loss of other unincorporated animalkeeping communities in Los Angeles and Orange counties, the City of Norco was incorporated as a General Law City in 1964 to preserve the animal-keeping community and lifestyle. In 2003, with approval from the voters, Norco officially became a Charter City. In 2007, the City officially trademarked the name “Horsetown USA” with the U.S. Patent and Trademark Office, and in 2021, the City Council adopted the Equestrian Historic District, which applies to all residential zones that allow animal keeping, as well as the commercially zoned parcels along Sixth Street between Sierra and California Avenues. To further elevate the recognition of Norco’s profound equestrian heritage, in November 2025, the City Council designated Norco as an Equestrian Landmark, which includes all residential properties in the existing Equestrian Historic District, residential properties in the City of Norco that have a zoning designation that allows animal-keeping by right, all trails, and all open space in the City of Norco.
3. Existing Land UseNorco’s land use pattern reflects its distinctive identity. Unlike surrounding urban communities, Norco’s development is defined by residential agricultural neighborhoods, extensive animal-keeping areas, and a rural, equestrian-oriented atmosphere with a comprehensive trail network. Almost half of Norco’s incorporated land area (46 percent) consists of residential development on lots that are 20,000 square feet in area or greater. The remaining residential lots comprise approximately 20 percent of the land area. Most land in Norco is designated as Residential Agricultural (RA) to allow for animal-keeping and small-plot agricultural uses that include requirements for the location, size, maintenance, and operation of animal-keeping areas that must be kept clear of permanent structures that are not for animal-keeping purposes. Currently, over 13 percent of Norco’s land area is used for commercial and industrial activities and for public institutions, such as schools and parks. Commercial businesses are generally clustered along Hamner Avenue, which accommodates the largest volume of through traffic in the city, and along Sixth Street, which hosts a variety of animal-keeping related businesses. Seven percent of Norco’s land area is devoted to the federally-owned Naval Surface Warfare Center and the State-owned California Rehabilitation Center (CRC). The CRC site, which includes the historic Norconian Hotel building and various ancillary buildings, is scheduled to close in 2026, providing a unique opportunity for future rehabilitation and development.In addition, a 429-acre undeveloped area (approximately 4.5 percent of Norco’s land area) in the southeast part of the city—the former Wyle Laboratories aerospace rocket testing facility that operated from 1957 to 2004—offers opportunities for future development and open space conservation. Active specific plans within the City of Norco include the Norco Hills Specific Plan and the Norco Ridge Ranch Specific Plan. With the adoption of the 2050 General Plan, the provisions of the Gateway Specific Plan and the Auto Mall Specific Plan, which were adopted in the early 1990s, are transferred over to the Citywide Zoning Code, with adjustments made to ensure compatibility with existing adjacent single-family neighborhoods.The remainder of Norco’s land area is devoted to roads, open space, and infrastructure.
Historic aerial photograph of the Norconian Resort, circa 1928. Historic photo of Norco General Store, circa 1923. Residential neighborhoods with extensive animal-keeping Animal-keeping oriented business along Sixth Street. areas.
16 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |17 Chapter 2 COMMUNITY PROFILE AND CORE VALUESSixth Street, one of Norco’s most iconic characterdefining areas, is lined by agrarian-style buildings that are set back from the street, typically behind or next to parking lots. A number of original single-family houses remain, particularly east of Corona Avenue, some of which have been converted to businesses. The red, white, and blue street striping, equestrian trails, adjacent split-rail fencing, and large canopy trees on both sides of the street are a vital component of Norco’s unique sense of place that must be preserved.
Hamner Avenue generally lacks Norco’s character, mainly due to its substantial width, buildings set back from the street behind large surface parking lots, and the general absence of streetscape. While certain components of Hamner Avenue provide some sense of place—notably Beacon Hill, Neal Snipes Park, a handful of houses that have been converted to businesses, and localized streetscape—Hamner Avenue is in need of enhancement. While River Road embodies many defining elements of Norco’s character, including the equestrian trail and fencing along the north side of the street, as well as the agrarian-inspired architecture of the Norco Village Shopping Center, the vacant parcel south of Second Street on River Road, the shopping center on the north side of Second Street, and the absence of street trees along the north side of the roadway present opportunities for further enhancement.
2. Hamner Avenue and River Road Corridors
4. Existing Community CharacterCommunity character describes the physical qualities that make a place—the look and feel of its neighborhoods, streets, buildings, landscapes, and public spaces—distinctive and recognizable. Community character shapes a city’s identity, influences how people experience and move through their environment, and informs planning decisions to preserve what is valued while directing positive, focused change. Norco’s community character is described according to nine distinct character areas as shown in Figure 2.1 | Existing Community Character Areas.
1. Sixth Street Corridor
Legend
Hamner Avenue and River Road Corridors
Neighborhoods East of I-15 FreewayNeighborhoods West of I-15 Freeway1 Norco Hills NeighborhoodsCivic / Public Institutions
Industrial / Tech AreasOpen Space, Parks, and Facilities Sixth Street Corridor Undeveloped
RIVERSIDE IVERSIDE
Sixth St ixth St
Fifth St ifth St
Fourth St ourth St
First St irst St
Second St econd St
Arlington Arlington
Santa Ana River Santa Ana River
Norco
Hills
Corydon Corydon
Hamner
Ave
R Hamner Ave iver Rd River Rd
Ave
Seventh St eventh St
Ave
Californ
ai
A
ve California Ave
Norco Dr Norco Dr
Ingalls Event Center
Naval Surface Warfare Center
Norco College
SilverLakes ilverLakes
FIGURE 2.1 | EXISTING COMMUNITY CHARACTER AREAS1 The two neighborhoods colored yellow on the west side of the I-15 Freeway more closely resemble the character of the neighborhoods located on the east side of the I-15 Freeway.
CORONA
EASTVALE ASTVALE
JURUPA VALLEY URUPA VALLEY
Sphere of Influence
Source: City of Norco; Sargent Town Planning
Norco City BoundaryOther City Boundaries
N
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3. Neighborhoods East of I-15 Freeway 4. Neighborhoods West of I-15 Freeway Dating to the 1920s, Norco’s large-lot neighborhoods located east of the freeway help define the City’s character. Lots are typically 20,000+ square feet and often accommodate animal-keeping, with mostly single-story homes set back behind low fences, walls, or hedges. Front yards range from landscaped lawns to dirt or gravel. The area is served by an interconnected street network with unpaved shoulders, trails separated from the roadway by split-rail fencing, and generally no sidewalks. This neighborhood character is intended to be preserved.
Located west of the freeway, Norco’s suburban neighborhoods feature large 20,000-square-foot lots, with areas for animal-keeping. Most homes front the street, except along Fifth Street and portions of River Road where lots back onto the roadway behind concrete block sound walls. Front yards are typically landscaped with lawns and shrubs. Streets generally include rolled curbs, trails separated from the roadway by split-rail fencing, and no sidewalks. This neighborhood character is intended to be preserved.
Developed in the 1990s and 2000s under the Norco Hills and Norco Ridge Ranch Specific Plans, the Norco Hills neighborhoods have a suburban character with 20,000 square foot lots and one- to two-story homes set behind landscaped front yards. Streets are primarily neighborhood roads and cul-de-sacs with rolled curbs or curb-and-gutter. Trails run alongside streets, separated by split-rail fencing, and sidewalks are generally limited to Norco Hills Drive. This neighborhood character is intended to be preserved.
Key features of the areas located west of the freeway include the Norco College and John F. Kennedy Middle College High School campuses; the Naval Surface Warfare Center campus, which also includes Lake Norconian; and California Rehabilitation Center (CRC), which includes the historic Norconian Resort site.
5. Norco Hills Neighborhoods 6. Civic/Public Institutions
7. Industrial / Tech Areas
Norco’s Industrial/Tech areas are located primarily west of Hamner Avenue, between Fifth and Fourth Streets, and between Second Street and the southern city boundary. These areas feature large, light-industrial, warehouse, distribution, and self-storage buildings, typically set back behind surface parking. In some locations, such as along Second Street and near Parkridge Avenue south of First Street, these buildings directly abut residential neighborhoods.
Reflecting Norco’s long-standing identity as “Horsetown USA,” Norco’s park network integrates agriculturethemed features and equestrian amenities, such as hitching posts and equestrian arenas, with traditional recreational amenities, such as play areas, picnic areas, ball fields, and athletic courts. Parks are connected by Norco’s extensive trail network.
Norco’s important character-defining natural open space features include the Santa Ana River, the Norco Hills, and Beacon Hill, sizable portions of which are protected from future development. The Santa Ana River supports wildlife habitat and connectivity and accommodates a network of equestrian and multiuse trails. The Norco Hills provide a prominent visual backdrop to the east and accommodate multi-use trails. Beacon Hill provides historic significance as the site of Rex Clark’s 1920s rotating beacon that symbolized Norco’s early vision.
8. Parks and Facilities
8. Natural Open Space
Formerly a Department of Defense test facility, the 429-acre Wyle Laboratories site features hilly terrain and native plant communities, including sage scrub, chaparral, and riparian woodland along the creek. The property is now vacant, with only concrete pads and connecting roads remaining. Through the preparation of a specific plan, the site presents opportunities for development, conservation of hillside open space, and extension of Norco’s trail network.
9. Undeveloped
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Sixth Street. Sixth Street offers an eclectic mix of retail, services, and civic institutions that serve Norco’s everyday needs. The patriotic street is the main route to the Ingalls Event Center and Pumpkin Rock and is the location of annual community parades. Hamner Avenue. Hamner Avenue is Norco’s principal corridor and provides a mix of local- and regional-serving retail, services, hospitality, auto and RV dealerships, and repair shops. It also provides access to Norco College, City Hall, Corona Norco Unified School District, the Norco Branch of the Riverside County Library System, the Naval Surface Warfare Center complex, SilverLakes, and to Sixth Street. Ingalls Event Center. Located in the Norco Hills, the 80-acre Ingalls Event Center is owned and operated by the City of Norco and showcases four versatile venues—The Arenas, The Barn, The Hall, and The Turf—that host a variety of special events, including equestrian and agricultural events; weddings and celebrations; corporate outings and conferences; trade shows and expositions; and open-air concerts and festivals. The Event Center also includes the George A. Ingalls Veterans Memorial Plaza and the Kathy Azevedo Spirit of Norco Monument.SilverLakes. SilverLakes is a 130-acre, City-owned but privately operated event venue. It is one of the largest sports and entertainment complexes in the U.S., designed to host athletic tournaments, equestrian events, concerts, and private gatherings. Norco College. As part of the Riverside Community College District (RCCD), Norco College serves more than 16,000 students each year through both in-person and online programs. Pumpkin Rock and Norco Hills Trails. Located atop the Norco Hills behind the Ingalls Event Center, Pumpkin Rock attracts locals and visitors alike for horseback riding, hiking, and picturesque views. Hidden Valley Golf Club. The privately-owned Hidden Valley Golf Club provides a public 18-hole course, a pro shop, a practice range, and a restaurant/private events space. Santa Ana River. Located on Norco’s northern boundary, the Santa Ana River provides an array of equestrian, pedestrian, and bicycle trails, as well as the City’s River Trails Park and Riverside County’s Hidden Valley Wildlife Area. Equestrian Staging Areas. Publicly accessible equestrian staging areas are located at the Ingalls Event Center on Sixth Street, the Corydon Staging Area on Corydon Avenue just south of Fifth Street, and just outside the city limits in the Hidden Valley Wildlife Area. Additional equestrian amenities are provided at Basin Arena, Hawks Crest Park, Norco Hills Park, Pacer Park, Ridge Ranch Park, and Ted Brooks Park (see Chapter 6 | Infrastructure and Facilities Element). Equestrian/Agricultural Businesses and Non-Profit Organizations (not shown on map). Norco is home to a diverse mix of neighborhood equestrian and agricultural businesses, along with non-profit organizations that serve both the local community and the surrounding region. These range from horseback riding lessons and hippotherapy providers to farmstands and floral services.
5. Gateways and DestinationsFigure 2.2 | Key Gateways and Destinations shows key gateways into Norco and destinations within Norco where locals and visitors can shop, dine, work, play, ride, stay, and gather. See Chapter 3 | Community Vision and Priorities for strategies to enhance gateway character and improve routes to key destinations—making Norco feel more distinctly “Norco,” attracting visitors and businesses, and generating tax revenue.
Parks
Temescal Ave Temescal Ave Hillside Ave Hillside Ave Fifth St ifth St Temescal Ave Temescal Ave
Fourth St ourth St
Third St hird St
Second St econd St
Hillside Ave Hillside Ave
Hamner Ave Hamner Ave
Crestview Dr Crestview Dr California
Ave
P
California Ave edley Ave Pedley Ave
Norco Dr Norco Dr
Santa Ana River Santa Ana River Corydon Ave Corydon Ave River Rd River Rd
Parkridge Ave Parkridge Ave
Vine Ave Vine Ave
ȴ ȴ
Third St hird St
Mountain Ave Mountain Ave
Sixth St ixth St
River Dr River Dr
First St irst St
Seventh St eventh St
CORONA
EASTVALE ASTVALE
JURUPA VALLEY URUPA VALLEY
RIVERSIDE IVERSIDE
Sphere of Influence
Source: City of Norco, Sargent Town Planning
123456789
10 FIGURE 2.2 | KEY GATEWAYS AND DESTINATIONS
Sixth Street and Hamner AvenueEvent CentersNorco CollegeOpen Space Norco City BoundaryPedestrian-Equestrian TrailsGateways Legend
9 1
2 3
4 5
6 8
7 8
8 9
Other City Boundaries
RIVERSIDE IVERSIDE
NN
22 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |23 Chapter 2 COMMUNITY PROFILE AND CORE VALUES6. Street, Trail, Park, and Open Space Network Temescal Ave Temescal Ave Hillside Ave Hillside Ave Fifth St ifth St Temescal Ave Temescal Ave
Fourth St ourth St
Third St hird St
Second St econd St
Hillside Ave Hillside Ave
Hamner Ave Hamner Ave
Crestview Dr Crestview Dr California
Ave
P
California Ave edley Ave Pedley Ave
Norco Dr Norco Dr
Santa Ana River Santa Ana River Corydon Ave Corydon Ave River Rd River Rd
Parkridge Ave Parkridge Ave
Vine Ave Vine Ave
ȴ ȴ
Third St hird St
Mountain Ave Mountain Ave
Sixth St ixth St
River Dr River Dr
First St irst St
Seventh St eventh St
FIGURE 2.3 | STREET, PARK, TRAIL, AND OPEN SPACE NETWORK Norco City BoundaryPedestrian-Equestrian TrailsMissing Trails ParksEvent CentersOpen Space
Legend
Norco’s extensive street, trail, park, and open space network is a fundamental contributor to Norco’s atmosphere and lifestyle. Figure 2.3 | Existing Street, Park, Trail, and Open Space Network depicts key components. a. Street Network. Dating back to 1909, the street and block network east of the I-15 Freeway is interconnected, providing multiple route options and shorter distances to destinations. Built between the 1970s and early 2000s, the street and block network west of the I-15 Freeway and in the Norco Hills generally consists of collector streets, local streets, and cul-de-sacs. b. Trail Network. The majority of Norco’s streets are lined with trails, providing most residential lots with direct access to the trail system and the opportunity to ride through the community and into Norco’s natural open space areas. Trails are designed for equestrian, pedestrian, and bicycle use and are not meant to serve motorized vehicles, such as some types of e-bikes, golf carts, or all-terrain vehicles (ATVs). c. Parks. The City owns and maintains a network of parks and recreational facilities that provide a range of amenities, including play structures, horseshoe pits, basketball courts, tennis courts, pickleball courts, ball fields, youth-oriented regional athletic fields, fitness tracks, and picnic shelters. The provision of equestrian amenities, including hitching posts, holding pens, accessible mounting ramps, and public arenas, is important to Norco’s parks. d. Natural Open Space. Norco’s natural open space network is anchored by the Santa Ana River to the north and the Norco Hills to the east, both of which play an essential role in shaping Norco’s identity and sense of place while providing areas protected in perpetuity from future development. The Santa Ana River’s broad floodplain, riparian vegetation, and wildlife habitat form a continuous greenbelt that separates Norco from neighboring communities. It provides ecological functions, such as groundwater recharge, habitat connectivity, and flood protection, while also supporting equestrian and multi-use trails that are central to daily life in Norco. Rising along the city’s eastern edge, the Norco Hills provide a dramatic backdrop and a defining visual element of the community. Their rolling topography, native vegetation, and interconnected open spaces protect important habitat areas and offer residents immediate access to trail networks used for horseback riding, hiking, and outdoor recreation. The Norco Hills frame the city, creating a natural buffer from surrounding urban development and reinforcing Norco’s spacious and scenic essence.
Pacer Park. Santa Ana River.
CORONA
EASTVALE ASTVALE
JURUPA VALLEY URUPA VALLEY
RIVERSIDE IVERSIDE
Sphere of Influence
Source: City of Norco, Sargent Town Planning
Other City Boundaries
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24 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |25 Chapter 2 COMMUNITY PROFILE AND CORE VALUES7. Core ValuesNorco was incorporated in 1964 with the motto, “City Living in a Rural Atmosphere.” Since then, the Norco lifestyle has become increasingly difficult to maintain in rapidly suburbanizing Southern California. Many of Norco’s residents once lived in semi-rural, equestrian communities in Los Angeles and Orange counties that over time were transformed by suburban development. In December 2025, the Norco City Council adopted a set of core values to uphold the preservation, protection, and promotion of Norco’s agrarian heritage; all-American, smalltown character; agricultural, animal-keeping lifestyle; and rural, equestrian-oriented atmosphere. Embedded in the community’s culture, the core values are reflected in the City’s legislative platform, strategic planning, policy development, budget allocations, community events, program offerings, and public communications. Unlike strategic directions or policies, which may evolve with changing needs or priorities, core values remain constant. The preparation of the 2050 General Plan is informed by these core values:
a. Agrarian Heritage
This core value reflects the enduring traditions and values rooted in family farming, rural living, and community self-reliance. It honors Norco’s founding purpose while celebrating the lifestyle and traditions that shape the community today. Established in 1923 as a refuge for city dwellers seeking open land, tranquility, and independence, Norco’s economy thrived on small, self-sustaining farms and ranches where families cultivated land and raised animals, valuing hard work, simplicity, and connection to the land. Today, Norco continues to attract residents who seek a safe, peaceful community with small-town character, shared values, and an agricultural, animal-keeping lifestyle. This heritage is also reflected in the City’s agrarian architectural style, as well as the policies outlined in the General Plan. b. All-American, Small-Town Character
This core value reflects Norco’s commitment to small-town ideals that foster community, pride, and belonging. Residents embrace traditional values, such as neighborliness, safety, elbow room, and a slower pace of life. Volunteerism is central to Norco’s spirit, with residents contributing time and talents to enhance programs, services, and events. The community supports family-owned businesses, non-profits, youth sports teams, and the contributions of military personnel and first responders. Norco’s patriotic spirit is further honored through annual rodeos, festivals, parades, and observances, along with symbols like the red, white, and blue striping on Sixth Street, the George A. Ingalls Veterans Memorial Plaza, and consistent display of and respect for the American Flag. c. Agricultural, Animal-Keeping Lifestyle
This core value reflects Norco’s commitment to preserving the right of residents to keep animals and engage in agricultural activities on their property. The community has formally recognized the desire to protect and preserve this lifestyle through key legislative actions, including the adoption of the City Charter on November 4, 2003, and the approval of Measure R on November 6, 2018. Most Norco residents live on half-acre lots zoned for residential agriculture, designed to support farming, gardening, food production, and animal keeping. These properties often include deed-restricted Primary Animal Keeping Areas (PAKAs), enabling residents to keep horses, raise livestock, and care for a variety of animals alongside small-plot agricultural practices. d. Rural, Equestrian-Oriented Atmosphere
This core value reflects Norco’s commitment to maintaining an equestrian-friendly environment that honors the community’s lifestyle and cultural heritage. Incorporated with the intent to “preserve our rural atmosphere,” Norco’s motto, “City Living in a Rural Atmosphere,” reinforces this enduring value. Norco’s large lots, open spaces, and tranquil setting evoke a rural feel, while equestrian infrastructure and amenities, including trails, crossing signs, public arenas, corrals, mounting ramps, themed art, and decorative elements, demonstrate a deep commitment to the equestrian population. These features uphold Norco’s Equestrian Historic District, Equestrian Landmark, and trademarked identity as “Horsetown USA,” ensuring equestrian activities remain visible, celebrated, and accessible.
Agricultural practices in Norco, circa 1922. Community event at Ingalls Event Center showcasing Norco’s patriotic spirit.
Residential property with a variety of animals. Equestrian trail and crossing sign on Sixth Street.
26 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |27 Chapter 2 COMMUNITY PROFILE AND CORE VALUES8. Equestrian Historic District and Landmarka. Equestrian Historic District Adopted in October 2021, the Equestrian Historic District celebrates and preserves Norco’s rich agrarian heritage, while ensuring that its distinct character and enduring animal-keeping lifestyle are protected for future generations. A Historic District is a demarcated area with properties that share a common theme. Most of the residentially zoned neighborhoods in Norco share a variety of elements pertinent to an Equestrian Historic District, including equestrian trails, equestrian trail fencing, parks with equestrian amenities, large lots (typically a half-acre or larger), and animal-keeping areas. Approximately 6,000 residential properties, encompassing every property within the City’s various animal-keeping zones, are included in the Equestrian Historic District, as shown in Figure 2.4 | Equestrian Historic District. Additionally, the Historic District includes commercial properties lining Sixth Street from Sierra Avenue to California Avenue because they reflect the equestrian-oriented atmosphere that is prized in Norco. The Equestrian Historic District does not impose any new requirements or obligations on property owners beyond existing zoning regulations. b. Equestrian Landmark
Designated in November 2025, the Equestrian Landmark further elevates the recognition of Norco’s profound heritage by preserving the three elements that are necessary to be recognized as an equestrian community: 1) large lots, 2) equestrian trails, and 3) open space. The Equestrian Landmark, as shown in Figure 2.5 | Equestrian Landmark, includes: (1) all residential properties in the existing Equestrian Historic District, (2) all residential properties in the City of Norco that have a zoning designation that allows animal-keeping by right, (3) all trails in the City of Norco, and (4) all open space in the City of Norco. Animal-keeping is allowed by right under certain property conditions, which are defined in the Norco Municipal Code. The Equestrian Historic District and Equestrian Landmark complement each other while supporting the City’s core values and mission to keep Norco, “Norco,” without impacting residents’ ability to improve their property.
FIGURE 2.5 | EQUESTRIAN LANDMARK
Legend
Norco City BoundarySphere of InfluencePedestrian-Equestrian TrailsArea Subject to Equestrian Historic District Legend
Area Outside Equestrian Historic District
Figure 2.5 is for illustrative purposes only. See Resolution No. 2025-69 and Ordinance No. 1136 for requirements of properties located within the Equestrian Landmark.
Figure 2.4 is for illustrative purposes only. See Norco Municipal Code Chapter 20.50 to view properties located within the Equestrian Historic District.
FIGURE 2.4 | EQUESTRIAN HISTORIC DISTRICT
Norco City BoundarySphere of InfluencePedestrian-Equestrian TrailsArea Subject to Equestrian LandmarkArea Outside Equestrian Historic District Source: City of Norco Source: City of Norco
Other City Boundaries Other City Boundaries
N N
FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |29 In This ChapterA. Community Vision and Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
1. The Norco Dilemma . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .302. Vision Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 313. Community Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 324. Agrarian Architectural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34 B. Community Roadmap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
1. Areas of Conservation: Parks, Trails, and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .382. Areas of Preservation: Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 403. Areas of Enhancement: Corridors and Event Centers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .424. Focus Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 C. North Hamner Gateway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48D. Sixth Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58E. Fourth Street and Hamner Avenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64F. Second Street and River Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70G. Norconian Resort Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72H. Wyle Laboratories Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80 Chapter 3COMMUNITY VISION AND PRIORITIES
CITY OF NORCO
2050 GENERAL PLAN
Community Vision &Priorities
CHAPTER
30 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |31 Chapter 3 COMMUNITY VISION AND PRIORITIESA. Community Vision and Priorities1. The Norco DilemmaNorco, which incorporated as a General Law City in 1964 and a Charter City in 2003, was founded in 1923 with an economy based on small, self-sustaining farms and ranches. Today, Norco is a premier animal-keeping, equestrianoriented community that values and promotes a rural atmosphere and agricultural lifestyle. Norco’s all-American ambiance, large-lot properties, and picturesque views feel refreshingly removed from congestion or chaos, and residents enjoy over 400 acres of open space, 15 City-owned parks with indoor and outdoor amenities, and one of the largest networks of horse trails in the nation, earning the nickname—which evolved into an official trademark—Horsetown USA®.
Even though bordering cities have exploded in population, Norco has remained a picture of stability and has preserved its cherished lifestyle—a lifestyle that cannot be found anywhere else in Southern California. However, the City’s initial economic foundation was not built to sustain this lifestyle long-term. Today, this challenge is referred to as “The Norco Dilemma”—a reality where Norco’s large-lot design with less homes per acre results in a lower tax base and therefore limited revenue to address increasing costs of services, aging infrastructure, and maintenance of streets, trails, parks, facilities, and amenities. Norco’s spacious properties afford residents many opportunities that enhance their quality of life, but they also present financial challenges for the City as a service provider.The General Plan aims to safeguard Norco’s distinctive lifestyle for future generations while fostering strategies to generate sustainable revenue that supports essential amenities and services.
2. Vision Statement Visionary strategies for resolving this dilemma were developed during an extensive community outreach process that included surveys, public meetings, community outreach booths at various events, and open houses. The results of this community input were synthesized into the following Vision Statement, which aligns with the core values described in Chapter 2 | Community Profile and Core Values:Norco will be a premier community that is guided by its core values, celebrates its rich, rooted heritage, takes pride in its small-town character, supports a vibrant local business community, protects its agricultural and animal-keeping lifestyle, and preserves a rural, equestrian-oriented atmosphere that cannot be found anywhere else in Southern California.
Visionary view of agrarian-inspired commercial building facing Sixth Street trail.
Visionary view of walkable, agrarian-inspired, small-town commercial destination.
View of Sixth Street, adjacent neighborhoods, and the Norco Hills beyond.
Visionary view of Sixth Street with introduction of agrarian-inspired building and red, white, and blue crosswalks to complement existing street striping.
32 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |33 Chapter 3 COMMUNITY VISION AND PRIORITIES3. Community Priorities Together with the Vision Statement, the following Community Priorities, which also grew out of the community outreach process, guide the General Plan’s objective to preserve, protect, and promote Norco’s core values and introduce new revenue-generating uses and activities.
Keep Norco, “Norco”Ensure Norco remains authentically “Norco” and is guided by its core values: the preservation, protection, and promotion of Norco’s agrarian heritage; all-American, small-town character; agricultural, animal-keeping lifestyle; and rural, equestrian-oriented atmosphere.Preserve Norco’s small-town characterEnsure that all new development and public improvements are designed to complement Norco’s small-town scale, character, equestrian amenities, and agrarian architecture.Support and attract businessesSupport and retain essential local businesses that align with Norco’s agricultural, animalkeeping lifestyle, and attract new businesses and events that enhance offerings and generate sustainable revenue that supports essential amenities and services.Establish a more prominent downtown environmentEstablish a destination for Norco’s residents and visitors that complements and leverages Norco’s character and offers unique opportunities for shopping, dining, and socializing.Position Norco as a prime visitor destination Expand Norco’s unique equestrian and agricultural events, and introduce more visitor experiences that celebrate and promote Norco’s agrarian heritage and Western traditions.Create safe streets and trails Improve Norco’s street and trail networks to enhance equestrian access, support safe and comfortable travel for all modes and abilities, and better support Norco’s character and atmosphere. Expand and enhance Norco’s amenities and services Expand and enhance Norco’s parks, open spaces, facilities, and services in ways that uphold its core values, while providing safe and convenient equestrian, pedestrian, and bicycle access to these amenities.Invest in the next generation Promote and support youth-based equestrian, agricultural, and athletic programs and experiences to sustain Norco’s lifestyle for future generations.
Create safer streets and trails
Support and attract businesses Establish a more prominent downtown environment Keep Norco, “Norco” Preserve Norco’s small-town character Expand and enhance Norco’s amenities and services Invest in the next generation Position Norco as a prime visitor destination
34 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |35 Chapter 3 COMMUNITY VISION AND PRIORITIES4. Agrarian Architectural Designa. Commercial Design Norco is a premier animal-keeping, equestrian-oriented community that values and promotes a rural atmosphere and an agricultural lifestyle. Influenced by its agrarian heritage, Norco’s agrarian architecture character emphasizes a connection with the land and rural lifestyles that complement Norco’s all-American ambiance, quaint, small-town character, and rustic charm. Derived from traditional farming structures, such as barns, stables, and agricultural buildings, agrarian architecture employs a complementary blend of traditional farmhouse features with decorative accents that are rustic and understated—not exaggerated or theme-parklike. Qualities that reflect this style include low-pitched gable roofs, barn-shaped facades, overhanging eaves, open front porches and galleries, exposed beams, knee braces, and a blend of natural materials, such as wood, stone, brick, and metal, with a focus on functionality, practicality, and durability. b. Multi-Family Housing Design
Norco’s single-family housing options may not be affordable or the best fit for young adults who may prefer to rent, households looking to purchase their first home, or older community members seeking to downsize and reduce the effort, time, and expense associated with home or property maintenance. Accommodating these housing needs and preferences will help to keep young people in the community, draw new residents who can contribute to economic development, and allow older residents to age in place. Providing additional housing options will also free up larger homes for larger households, enabling efficient utilization of Norco’s housing stock. New housing development presents the opportunity to implement the City’s agrarian architectural standards and thereby further Norco’s small-town character and agrarian heritage. Moreover, new housing consistent with the City’s design standards will furnish fitting examples for replacement and renovation of existing homes.
A shared green (Kirkland, WA).
Agrarian-inspired multi-family building that incorporates a porch, pitched roofs, vertical siding, and ample street-facing windows (Ithaca, NY).
Raised planting beds in a shared courtyard (site unknown).
Examples of commercial buildings employing agrarian-inspired design motifs, such as gabled roofs, barn-shaped facades, overhanging eaves, and vertical and horizontal siding. Top left and center: San Luis Obispo, CA. Bottom left and right: San Juan Capistrano, CA. Top right: Norco, CA.
36 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |37 Chapter 3 COMMUNITY VISION AND PRIORITIESB. Community Roadmap The General Plan’s various Elements translate the community’s vision and priorities into goals, policies, and implementation actions that provide a “roadmap” that embodies the spirit of Norco’s founders, upholds Norco’s core values, and adapts to the needs of future generations. This section describes the vision and priorities for each of Norco’s geographic areas, indicating where change is anticipated and where existing conditions are expected to remain largely unchanged. Key components are illustrated in Figure 3.1 | Community Roadmap and include:
1. Areas of Conservation. Norco’s parks, trails, and natural open spaces.2. Areas of Preservation. Norco’s residential neighborhoods designed to support farming, gardening, food production, and animal-keeping and equestrian uses.
3. Areas of Enhancement. Norco’s commercial corridors (Sixth Street, Hamner Avenue, and River Road), event centers (Ingalls Event Center and SilverLakes), and employment areas.
4. Focus Areas. Areas where change is anticipated or prioritized (the North Hamner Gateway, the Fourth Street and Hamner Avenue area, the Second Street and River Road area, and the Sixth Street Corridor) or where a site’s historic or environmental significance warrants more detailed guidance (the Norconian Resort Site and the former Wyle Laboratories Site).
FIGURE 3.1 | COMMUNITY ROADMAP
4. Focus Areas
1. Areas of Conservation 2. Areas of Preservation
3. Areas of Enhancement
Sixth St ixth St
Fifth St ifth St
Fourth St ourth St
First St irst St
Second St econd St
Santa Ana River Santa Ana River
Norco
Hills
Lake
Norconian orconian
Corydon Corydon
Hamner
Ave Hamner Ave River Rd River Rd Ave
Seventh St eventh St
Californ
ai
A
ve California Ave
Norco Dr Norco Dr
Santa Ana River anta Ana RiverHamner Avenue amner Avenue Residential Lots esidential LotsNorth Hamner Gateway orth Hamner Gateway North Dr orth Dr
RIVERSIDE IVERSIDE
CORONA
EASTVALE ASTVALE
JURUPA
VALLEY
Sphere of Influence
Legend
Areas of ConservationAreas of PreservationAreas of Enhancement Placemaking Priority Areas Special Planning Areas
Norco City Boundary Open Space Outside City Focus Areas Existing Trails
Schools and Public Utility Facilities
Other City Boundaries
N
38 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |39 Chapter 3 COMMUNITY VISION AND PRIORITIES1. Areas of Conservation: Parks, Trails, and Open SpaceAreas of conservation, as shown in Figure 3.2 | Areas of Conservation, consist of Norco’s parks, trails, and natural open space areas, such as the Santa Ana River and undeveloped areas of the Norco Hills. These spaces provide residents with areas to ride horses, hike, and recreate. In addition, Norco’s extensive trail network is an integral, linear component of the open space network, connecting virtually all residences to Norco’s parks and natural open spaces. In addition, these open spaces shelter wildlife and help cleanse stormwater before it percolates into the water table or into the Santa Ana River. Through the General Plan, the City of Norco will continue to conserve parks, trails, recreation facilities, equestrian amenities, and natural open spaces. Goals and policies guiding open space related land uses are described in Chapter 4 | Land Use and Community Character Element. Goals and policies guiding the maintenance and enhancement of Norco’s parks, recreation facilities, schools, and other public and community facilities are described in Chapter 6 | Infrastructure and Facilities Element. Goals and policies guiding the conservation and management of Norco’s natural open spaces and trails are described in Chapter 8 | Open Space and Conservation Element.
Trail to Pumpkin Rock. View of Santa Ana River. Equestrians in the Santa Ana Riverbed.
Neal Snipes Park.
Agriculture-themed playground equipment at Pikes Peak Park.
FIGURE 3.2 | AREAS OF CONSERVATION
Sixth St ixth St
Fifth St ifth St
Fourth St ourth St
First St irst St
Second St econd St
Santa Ana River Santa Ana River
Norco
Hills
Lake
Norconian orconian
Corydon Corydon
Hamner
Ave Hamner Ave River Rd River Rd Ave
Seventh St eventh St
Californ
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Norco Dr Norco Dr
Areas of ConservationExisting Trails
Norco City Boundary
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40 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |41 Chapter 3 COMMUNITY VISION AND PRIORITIES2. Areas of Preservation: NeighborhoodsAreas of preservation, as shown in Figure 3.3 | Areas of Preservation, apply to Norco’s neighborhoods—the places where residents live, ride horses, farm, raise animals, and run home-based businesses. Strategies for preserving and enhancing Norco’s distinctive neighborhood character and atmosphere include:
■ Preserve existing equestrian trails and fencing along Norco’s neighborhood streets1 in keeping with the Equestrian Historic District and Equestrian Landmark, and introduce missing trail segments in conjunction with new development. ■ Retain existing land use classifications and development standards, especially those requiring on-site animalkeeping areas, such as the dedicated Primary Animal Keeping Areas (PAKA).■ Ensure that new homes built on vacant parcels and owner-initiated improvements and additions to private homes, including Accessory Dwelling Units (ADU), maintain required animal-keeping areas and preserve the ability to keep animals. ■ Balance Norco’s lifestyle with State housing requirements by requiring residential development site plans to identify designated animal-keeping areas, access to animal-keeping areas, and locations for proposed or future ADUs, ensuring the ability to keep animals and engage in small-plot agriculture is preserved for future property owners. ■ Refine existing property maintenance standards to ensure street-facing building facades and front yards contribute to and do not detract from Norco’s established character. ■ Update the Norco Municipal Code to clarify the types of small businesses allowed on residential properties and how those businesses may be advertised along the street. ■ Calm and discourage cut-through traffic along neighborhood streets. ■ Maintain and improve Norco’s extensive road and trail network, parks, and recreational facilities.
Neighborhood land use and community character goals and polices are described in Chapter 4 | Land Use and Community Character Element. Neighborhood street and trail goals and policies are described in Chapter 5 | Circulation Element and Chapter 8 | Open Space and Conservation Element.
Example of single-family house that contributes to Norco’s Example of equestrian trail.established character.
Example of a roadside farmstand showcasing produce grown by home business.
Example of an animal-keeping area on a residential property.
FIGURE 3.3 | AREAS OF PRESERVATION
Sixth St ixth St
Fifth St ifth St
Fourth St ourth St
First St irst St
Second St econd St
Santa Ana River Santa Ana River
Norco
Hills
Lake
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Corydon Corydon
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Ave Hamner Ave River Rd River Rd Ave
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North Dr orth Dr
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Existing Trails
Norco City Boundary
Sphere of Influence
Areas of Preservation
1 A neighborhood street is a local street that is lined on both sides by single-family houses.
Open Space Outside City
Legend
Other City Boundaries
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42 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |43 Chapter 3 COMMUNITY VISION AND PRIORITIES3. Areas of Enhancement: Corridors and Event Centers Areas of enhancement, as shown in Figure 3.4 | Areas of Enhancement, include Norco’s commercial corridors and employment areas where targeted improvements are needed to strengthen visual quality and economic performance. These areas often have aging or inconsistent building design, business mixes that do not fully meet community needs or economic goals, and fragmented streetscape character, which reduces appeal to residents, visitors, businesses, and investors.Priority improvements include upgraded streetscapes, stronger agrarian architectural standards that better reflect Norco’s core values, a broader mix of businesses, and improved visitor experience along key routes to destinations.The principal areas of enhancement include:
■ Commercial Corridors: Sixth Street, Hamner Avenue, River Road■ Employment Areas: South Hamner Employment Area■ Event Centers: Ingalls Event Center, SilverLakes a. Commercial Corridors Commercial corridors are major streets that connect neighborhoods, employment areas, and open spaces while providing shops, services, amenities, and opportunities for new revenue-generating uses that support the Norco lifestyle. Norco’s principal commercial corridors will be enhanced as follows:
■ Sixth Street. Preserve its distinctive character, continue to accommodate businesses that serve the daily needs of residents and attract visitors, and infill with new buildings guided by the City’s Objective Development Standards to ensure consistency with Norco’s agrarian architectural style. ■ Hamner Avenue and River Road. Enhance commercial segments through streetscape improvements, completion of missing sidewalk connections, and new development at the Fourth Street/Hamner Avenue and Second Street/River Road intersections guided by the City’s Objective Development Standards.
Corridor land use and community character goals and polices are described in Chapter 4 | Land Use and Community Character Element. Corridor street and trail goals and policies are described in Chapter 5 | Circulation Element.b. South Hamner Employment AreaThe South Gateway Employment Area includes parcels west of Hamner Avenue and south of Third Street, formerly governed by the Gateway and Auto Mall Specific Plans.This area will be regulated by the City’s Comprehensive Zoning Ordinance, maintaining the intent of the original specific plans while refining standards to ensure compatibility with adjacent neighborhoods and State law. Vacant and underutilized parcels are targeted for employment-generating uses, such as office, research and development, and advanced manufacturing. c. Event Centers Event Centers include the City-owned and -operated Ingalls Event Center and the City-owned and privatelyoperated SilverLakes. Together, they are major revenue-generating amenities that host equestrian, agricultural, and athletic events, along with concerts, festivals, conferences, and trade shows.Enhancements to these event centers will allow them to accommodate larger and more frequent events and increase revenue—directly through attendance and indirectly through hotel stays and local spending. Priorities include expanded parking and improved event traffic routing at the Ingalls Event Center to reduce neighborhood impacts, and signal improvements on Hamner Avenue to enable SilverLakes to better manage post-event traffic and support access to Norco’s shops, restaurants, and hotels. 4 FIGURE 3.4 | AREAS OF ENHANCEMENT
Sixth St ixth St
Fifth St ifth St
Fourth St ourth St
First St irst St
Second St econd St
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Lake
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44 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |45 Chapter 3 COMMUNITY VISION AND PRIORITIES
a. Placemaking Priority AreasPlacemaking Priority Areas refer to four opportunity areas where the potential value of coordinated public and private improvements is especially high and closely aligned with community priorities. For each Placemaking Priority Area, this Chapter provides a clear vision and strategic direction, supported by graphics and illustrations, to help identify catalytic actions and guide future investment. These areas include: ■ North Hamner Gateway. This area was the original site of Rex Clark’s Downtown. This area holds significant potential for transformation into the vibrant, walkable, and authentic downtown environment that the community desires. ■ Sixth Street. Sixth Street is an important focal point of Norco’s built environment. Central to Norco’s lifestyle, it features a range of essential businesses that support the daily needs of residents, including feed and tack shops, veterinary services, and other specialty businesses. ■ Fourth Street and Hamner Avenue. Vacant land subject to the Housing Development Overlay (HDO) near the intersection of Fourth Street and Hamner Avenue provides an opportunity for new housing, businesses, and community amenities that can both satisfy State housing requirements and maintain neighborhood patterns and forms that celebrate and bolster Norco’s atmosphere. ■ Second Street and River Road. Vacant land subject to the Housing Development Overlay (HDO) at Second Street and River Road offers an opportunity for new housing and a small neighborhood-serving retail center designed to respect the scale and character of surrounding single-family neighborhoods while helping meet State housing requirements. b. Special Planning AreasSpecial Planning Areas are sites that require focused, comprehensive planning beyond citywide policy guidance. Due to size, historic significance, environmental conditions, and/or redevelopment complexity, these areas will be guided by a Specific Plan or comparable detailed planning document. These areas include: ■ Norconian Resort Site. The Norconian Hotel opened in 1929 as one of the nation’s premier resort destinations. It was later converted and expanded during World War II into a Naval hospital and, in the early 1960s, it became a State prison. Today, the site offers an opportunity to rehabilitate and adaptively reuse its historic resources while introducing new development and open space consistent with the community’s vision and priorities. ■ Wyle Laboratories Site. The former Wyle Laboratories site, located in the Norco Hills, is a unique part of Norco’s built and natural environment. Formerly an aerospace rocket testing facility that operated from 1957 to 2004, the site is now largely undeveloped, much of which is natural open space.
Subject to the Preservation and Development (PAD) designation, any future development or substantial reuse of these sites must be guided by a Specific Plan consistent with the community priorities of the General Plan.
4. Focus AreasThe General Plan identifies six focus areas within the city where change is anticipated or prioritized, or where a site’s historic or environmental significance warrants more detailed guidance (see Figure 3.5 | Focus Areas). This Chapter summarizes key opportunities, priorities, and strategies for each area and provides the foundation for related goals, policies, and implementation actions in subsequent chapters. These focus areas fall into one of two categories: “Placemaking Priority Areas” or “Special Planning Areas.” North Hamner GatewaySecond Street and River RoadSixth Street 5 Norconian Resort Site
421
Placemaking Priority Areas
Wyle Laboratories Site
3 Fourth Street and Hamner Avenue
6 Special Planning Areas
FIGURE 3.5 | FOCUS AREAS
Sixth St ixth St
Fifth St ifth St
Fourth St ourth St
First St irst St
Second St econd St
Santa Ana River Santa Ana River
Norco
Hills
Lake
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Natural Open SpaceAreas of Enhancement
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46 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |47 Chapter 3 COMMUNITY VISION AND PRIORITIESc. Placemaking Principles and PrioritiesThe following placemaking principles and priorities guide all design concepts and strategies presented in this Chapter. a. Active, Pedestrian-Oriented
Places
b. Connectivity at All Scales c. Complete Neighborhoods d. Equestrian-Oriented Places Visionary example of a walkable multi-family neighborhood (Encinitas, CA).
Trails in Norco connect neighborhoods (Norco, CA).
Example of an active, walkable shopping environment (Hudson, OH).
Example of neighborhood with interconnected street and open space network (Encinitas, CA).
Example of Norco house with equestrian business (Norco, CA).
Public arena used by equestrian (Norco, CA).
Example of multi-family housing with agrarian architecture (Ithaaca, NY).
Public corral connected to park (Norco, CA).
Places that are designed for people, reflect Norco’s character, provide high levels of public safety and comfort, and foster healthy social and economic interaction.
Each new increment of development provides all possible street, trail, and open space connections to existing adjoining residential or commercial development and provides for future connections into any adjoining parcels.
New neighborhood areas provide an equitable range of housing types and choices, within easy walking, riding, and biking distance to amenityrich shopping areas, that satisfy State housing requirements and maintain neighborhood patterns and forms that are appropriate and authentic to Norco’s atmosphere.
Expand and enhance Norco’s equestrian infrastructure, services, and amenities to ensure that equestrian access and circulation remain a viable primary circulation mode in Norco, allowing residents to safely, comfortably, and easily access destinations throughout the city.
48 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |49 Chapter 3 COMMUNITY VISION AND PRIORITIESC. North Hamner Gateway1. Vision and IntentThe “North Hamner Gateway” area, located just north of the intersection of Sixth Street and Hamner Avenue, was originally conceived by Norco’s founder, Rex Clark, to become a bustling downtown—a place where local community, commerce, and culture would come together and thrive (see Figure 3.6 | North Hamner Gateway Existing Context). Sadly, Clark’s vision was never fully realized, and only a handful of the buildings he envisioned were ever built. Many of those have since been demolished or fallen into disrepair. Now mostly underdeveloped and disinvested, this area holds significant potential for transformation into the vibrant, walkable, and authentic destination that the community desires and that Rex Clark envisioned. With its highly visible and accessible location, and with the City of Norco owning a number of key properties and assets in this area (see Figure 3.7 | North Hamner Gateway Land Ownership), the North Hamner Gateway area is perhaps the most promising location in the city for creating such a place (see Figure 3.8 | North Hamner Gateway Conceptual Birdseye View). This section outlines a conceptual framework for coordinating various placemaking strategies among multiple property owners over time to restore and revitalize Norco’s historic downtown. While the framework illustrates specific strategies and envisions significant long-term transformation, it remains entirely conceptual. Its primary purpose is to help the community imagine what a vibrant downtown could look like and to guide policies and actions that advance this bold vision.
Key components of the vision for the North Hamner Gateway are: ■ A Thriving, Authentic Place. Coordinated public and private partnership, improvement, and investment that transforms the North Hamner Gateway area into a vibrant and authentic destination—inspired by walkable, small-town “Main Streets” all across America—that offers unique shopping, dining, social, and cultural experience, and celebrates Norco’s lifestyle and heritage. ■ Promotion and Support of Local Businesses and Providers. A destination that supports the growth and expansion of Norco’s local economy and provides a place where local businesses, products, and providers can be showcased to the region. ■ Visibility and Accessibility. With its prominent location, unique buildings, active, walkable environment, and improved street and trail connections to surrounding neighborhoods, the Gateway attracts and is easily accessible to local residents and regional visitors and customers. ■ Strong Connection to SilverLakes. A place that is the natural and preferred destination for visitors at SilverLakes, showcasing Norco’s lifestyle, culture, goods and services, and reducing retail leakage to nearby cities.
FIGURE 3.7 | NORTH HAMNER GATEWAY LAND OWNERSHIP
City Owned
City Owned
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Single Owner
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I-15 Freeway I-15 Freeway
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Sixth St Sixth St
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Detroit St etroit St
Cedar Ave
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Old Hamner Rd Old Hamner Rd Caltrans altrans Controlled ontrolled Single Owner
Single Owner FIGURE 3.6 | NORTH HAMNER GATEWAY EXISTING CONTEXT Alhambra St Alhambra St
Norco Dr Norco Dr
CommunityCommunityCenter Park Center Park
I-15 Freeway I-15 Freeway
SilverLakes ilverLakes
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ClarkClark Clark Field
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50 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |51 Chapter 3 COMMUNITY VISION AND PRIORITIES
Old Hamner Road “Main Street”Restoration/Adaptive Reuse of Historic BuildingsSmall-Town Scale Commercial DevelopmentFarmstands, Retail Kiosks, or Food Trucks along Old Hamner Road New Entry at Realigned Taft Street Shared Parking Lots New Hotel Connection to SilverLakesMaster Planned Civic Campus Connection to East Neighborhoods b
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FIGURE 3.8 | NORTH HAMNER GATEWAY CONCEPTUAL BIRDSEYE VIEW Old Hamner Rd Old Hamner Rd Acacia Ave Acacia Ave
I-15 Freeway I-15 Freeway Hamner Ave Hamner Ave
Sixth St ixth St
Norco Dr Norco Dr
Taft St (realigned) Taft St (realigned)
SilverLakes ilverLakes
Alhambra St Alhambra St
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Visionary view of the North Hamner Gateway’s “Main Street.” Highlights include the restoration of the historic North Corona Land Company and Orange Heights Water Company building and farmstands.
Example of farmstand (Glen Cove, NY).
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Current historic buildings on Old Hamner Road.
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Visionary view of restored and adaptively reused historic buildings on Old Hamner Road. b
Iconic hotel building (Paso Robles, CA).
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Example of agrarian-inspired commercial building (San Luis Obispo, CA). c
Example of active building frontage (Pleasanton, CA).
c
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52 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |53 Chapter 3 COMMUNITY VISION AND PRIORITIES
FIGURE 3.9 | NORTH HAMNER GATEWAY CONCEPTUAL SITE MAP
Norco Dr orco Dr
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Freeway I-15 Freeway Cedar Ave Cedar Ave Acacia Ave Acacia Ave Acacia Ave Acacia Ave Detroit St etroit St
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2. Opportunities and StrategiesThis section highlights potential opportunities and strategies for realizing the vision of the North Hamner Gateway area. These concepts are neither comprehensive of all potential opportunities in this area, nor do they represent a formal development or revitalization “plan” for this area. Rather, they are provided to help visualize potential outcomes and inform policy direction for this area. Potential opportunities and strategies for the North Hamner Gateway area include: a. Creation of Development Sites. Make sites available for development by:
■ Relocating Clark Field.■ Working with individual property owners to consolidate lots to create larger development sites.■ Working with Caltrans to transition ownership of the former park and ride lot located between the I-15 Freeway and Old Hamner Road or entering a formal agreement with Caltrans to accommodate parking or development on the Caltrans owned parcel. b. “Main Street” Improvements to Old Hamner Road. Invest in public realm improvements, including enhanced pedestrian pathways, additional street trees, curbside visitor parking, street lighting, signage, and street furnishings, to transform Old Hamner Road into the North Hamner Gateway’s “Main Street.” Figure 3.8 | North Hamner Gateway Conceptual Birdseye View and Figure 3.9 | North Hamner Gateway Conceptual Site Mapillustrate how these types of improvements could be combined with a variety of additional private development opportunities and improvements to create such an environment. c. Restoration and Adaptive Reuse of Historic Buildings. Restore, renovate, and adaptively reuse the historic North Corona Land Company and Orange Heights Water Company building to anchor the new North Hamner Gateway to its past. Potential renovations might include the removal of the non-historic facades and the restoration of the original historic facades.
Illustrative Infill Buildings Actively Lining Streets and Spaces with a Variety of UsesPedestrian-Equestrian TrailConnections to Surrounding Trail NetworkPriority New Trail Connections e
h
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Old Hamner Road “Main Street”Restoration/Adaptive Reuse of Historic BuildingsSmall-Town Scale Commercial DevelopmentFarmstands, Retail Kiosks, or Food Trucks along Old Hamner RoadNew Entry at Realigned Taft StreetShared Parking LotsNew HotelAdaptive Reuse of Historic Community Center BuildingNew Building with Relocated City Hall and Recreation UsesDetroit Street Bridge Improvements (See Figure 3.11 | Detroit Street Bridge Improvement Conceptual Illustration)Existing Buildings FIGURE 3.9 | LEGEND
a
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54 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |55 Chapter 3 COMMUNITY VISION AND PRIORITIESd. Small-Town Scale Infill Development. Consolidate and infill vacant and underutilized parcels with new commercial and mixed-use development to create a market-supported critical mass of lively uses, including retail shops, restaurants, entertainment, office, and potentially one or more hotels. Figure 3.9 | North Hamner Gateway Conceptual Illustration illustrates the conceptual new development of a building at the corner of Sixth Street and Hamner Avenue—modeled after Rex Clark’s original General Store—potentially containing a grocery store, food hall, or other active use, further emphasizing the historic roots of the North Hamner Gateway. e. New North Hamner Gateway Entry. As properties become available, Taft Street within the North Hamner Gateway could be realigned to intersect with Alhambra Street, where an existing traffic signal would enable left-turn access into the development from Hamner Avenue (see Figure 3.10 | Alternative Taft Street Alignment and Clark Field Location). This realignment would improve connectivity between the North Hamner Gateway, a new master planned recreation campus, and the residential neighborhoods to the west, as well as enable safer pedestrian and equestrian crossing of Hamner Avenue. f. Retail Farmstands, Kiosks, and Food Trucks. Strategies the City or the North Hamner Gateway’s managing entity could use to jump-start activation of the North Hamner Gateway’s “Main Street” include accommodating food trucks or introducing small, low-cost, prefabricated retail kiosks or farmstands along Old Hamner Road that would be leased to local merchants, growers, and providers for the sale of local goods and produce. Over time, these could be replaced by permanent buildings as the North Hamner Gateway becomes more successful or could be retained and reserved for the sale of local goods, produce, and food. g. Clark Field Relocation. The relocation of Clark Field—a City-owned softball field that has limited use due to its constrained size—to a location elsewhere in the city will free up a prime development site for an iconic new building, such as a hotel or civic building, creating a highly visible north “gateway” into the city. h. Detroit Street Bridge Improvements. Safe, multimodal access across the Detroit Street bridge over the I-15 Freeway between the neighborhoods to the east and the North Hamner Gateway could be greatly enhanced by narrowing the vehicular lanes, installing dedicated (Class IV) bike lanes on both sides of the roadway, and introducing barriers between the roadway and the bike lanes and trail (see Figure 3.11 | Detroit Street Bridge Improvement Conceptual Illustration).
FIGURE 3.10 | ALTERNATIVE TAFT STREET ALIGNMENT AND CLARK FIELD LOCATION Phase 1: Existing Taft Street and existing Clark Field. Phase 2: Relocated Taft Street and Clark Field.
Taft St Taft St
Hamner
Ave Hamner Ave Hamner Ave Hamner Ave I-15 Freeway I-15 Freeway I-15 Freeway I-15 Freeway Detroit St etroit St Detroit St etroit St
Old
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Rd Old Hamner Rd Old Hamner Rd Old Hamner Rd
Example of food trucks and picnic tables in a parking lot (Austin, TX). Example of farmstand (West Cape May, NJ).
FIGURE 3.11 | DETROIT STREET BRIDGE IMPROVEMENT CONCEPTUAL ILLUSTRATION Conceptual illustration of buffered bike lanes along the Detroit Street bridge over Interstate 15.
ExistingPotential
56 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |57 Chapter 3 COMMUNITY VISION AND PRIORITIES3. Master Planned Civic CampusThe current site of the Norco Community Center, Riley Gymnasium, and Scout House is envisioned as a revitalized campus that brings together civic, recreational, cultural, and commercial uses (see Figure 3.12 | West of Hamner Avenue Conceptual Site Map). Leveraging the corridor’s high visibility and convenient access from Hamner Avenue and the nearby I-15 off-ramp, the master plan would create a cohesive destination centered around a new City Hall and public meeting space, expanded recreation and cultural resources facilities, and enhanced public gathering spaces. New commercial development could also be introduced at the northeast corner of Hamner Avenue and Alhambra Street, while the historic Community Center building could be preserved and adaptively reused for cultural, community-serving, or, if feasible, commercial uses.■ New Civic and Recreation Facilities. Existing City Hall, Community Center, and Riley Gymnasium uses could be relocated and consolidated into one or multiple new buildings developed around and fronting onto Community Center Field. The field could be thoughtfully reduced in size, where appropriate, to accommodate new civic, recreation, and revenue-generating uses while retaining meaningful public open space. New facilities could include City Hall, Council Chambers, gymnasium, classrooms, studios, and other flexible community spaces. ■ Adaptive Reuse of the Historic Community Center Building. The charming historic Spanish Colonial building— currently home to Norco’s Community Center and Historical Collection and Heritage Room—could be restored and adaptively reused for cultural resources and community-serving uses, such as a museum, Chamber of Commerce office, and similar uses. If appropriate, the building could instead accommodate a high-quality sitdown restaurant, winery, coffee house, or similar revenue-generating use. ■ New Revenue-Generating Uses. New active, revenue-generating uses could be introduced on the site to complement and support the activity generated by City Hall, recreation programs, community events, and other civic uses. These uses could provide convenient services and amenities for visitors while creating an active gateway building that fronts and helps define an enlarged Town Green. ■ Enlarged Town Green. The small green between the existing Community Center building and Hamner Avenue could be reconceived as a civic “Town Green” that provides a larger venue for community gatherings and events. Existing surface parking lots that currently front the Community Center could be relocated into a new enlarged shared parking lot behind the Community Center building. ■ Central Public Parking Lot. Parking could be consolidated and expanded into a new surface lot located between the Community Center building and Community Center Park, contributing a significant amount of additional public parking spaces to the North Hamner Gateway’s shared parking supply. ■ Equestrian Amenities and Trail Network. Equestrian amenities could be introduced alongside other civic and recreational uses and could be linked directly to the citywide trail network and to the North Hamner Gateway via Alhambra Street. ■ Safe Pedestrian and Equestrian Crossings. Introduce roadway design and operational measures along Hamner Avenue to reduce vehicle speeds and improve the safety and comfort of pedestrian and equestrian crossings, while maintaining appropriate traffic flow along this major corridor.
FIGURE 3.12 | WEST OF HAMNER AVENUE CONCEPTUAL SITE MAP b
e
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Hamner Ave Hamner Ave
Cedar Ave Cedar Ave
Alhambra St lhambra St
New Building with Relocated City Hall and Recreation UsesHistoric Community Center Building New Commercial BuildingEnlarged Town GreenShared Parking LotCommunity Center Field a
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Existing BuildingsIllustrative New BuildingsExisting Pedestrian-Equestrian TrailProposed Pedestrian-Equestrian Trail LEGEND
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58 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |59 Chapter 3 COMMUNITY VISION AND PRIORITIESD. Sixth Street1. Vision and IntentSixth Street is an important focal point of Norco’s built environment. Central to Norco’s character and lifestyle, it features a range of essential businesses that support the daily needs of residents, including feed and tack shops, veterinary services, and other specialty businesses. The corridor is also home to a variety of important community gathering spots, including locally owned coffee shops, eateries, and houses of worship. Sixth Street’s distinct public realm is characterized by its equestrian trails, tall canopy trees, thematic red, white, and blue street striping, and the iconic “City of Norco” entry gateway arch, making it a natural venue for the community’s annual parades, as well as a beloved destination for locals and visitors alike.The vision for Sixth Street aims to preserve and enhance its distinctive character, support and expand local business offerings, calm traffic, and improve its overall functionality and multimodal safety (see Figure 3.13 | Sixth Street Placemaking Priority Area Conceptual Birdseye View. Key components of the vision for Sixth Street are: ■ Preserve and Enhance Sixth Street’s Character-Defining Public Realm. Sixth Street’s character-defining trails, split-rail fences, large canopy trees, and thematic red, white, and blue street striping, and agrarian architectural character are preserved and enhanced through future development and improvements along the corridor. ■ Retain and Attract Essential Businesses. Businesses that support and accommodate the day-to-day needs of Norco’s agricultural, animal-keeping lifestyle, such as feed, tack, and agricultural supplies, are retained, supported, and prioritized along the corridor. The corridor should also accommodate a diverse mix of essential goods and services, including retail, personal services, food and beverage, and other uses that serve the everyday needs of residents and visitors. ■ Calm Traffic to Improve Safety on Sixth Street. High traffic speeds along the corridor pose significant safety and noise concerns, deter safe and comfortable equestrian and bicycle circulation, and negatively affect the visibility and accessibility of businesses. The application of placemaking, traffic calming, safety, and access management strategies to Sixth Street will improve safety outcomes for all modes, enhance local business success, and discourage pass-through traffic from diverting onto surrounding neighborhood streets. ■ Convert Pass-Through Traffic into Customers. The Sixth Street corridor sees approximately 15,000 to 19,000 daily trips, a significant amount of which consists of non-residents that use Sixth Street as a freeway-alternative route to Riverside and other destinations. Slowing down traffic, while retaining the existing number of vehicular lanes, and creating vibrant commercial destinations along the corridor creates a strategic opportunity to convert some of this “pass-through” traffic into customers, further supporting the goal of improving the City’s commercial sales tax base. ■ Support the Growth of Placemaking Priority Areas. Several locations along the Sixth Street corridor already accommodate concentrations of neighborhood- and lifestyle-supporting businesses, services, and amenities. Over time, these places can continue to evolve into more defined, active, and walkable places where new and existing businesses can leverage the value of their proximity to one another, their environment, and their exposure to high daily traffic volumes along the corridor.
Visionary view of Sixth Street placemaking and safety enhancements, including streetscape and public realm improvements, frontage improvements of some existing properties, and new active commercial infill development.Visionary view of agrarian-inspired architecture and active, community-serving commercial and retail uses. FIGURE 3.13 | SIXTH STREET PLACEMAKING PRIORITY AREA CONCEPTUAL BIRDSEYE VIEW
60 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |61 Chapter 3 COMMUNITY VISION AND PRIORITIES2. Opportunities and StrategiesThis section highlights opportunities and strategies for achieving the vision for Sixth Street. These concepts, illustrated in Figure 3.14 | Sixth Street Placemaking Priority Area Concepts and Strategies, are neither comprehensive of all potential opportunities in this area, nor do they represent a formal development or revitalization “plan” for this area. Rather, they are provided to help visualize potential outcomes and inform policy direction for this area. Potential opportunities and strategies include:a. Placemaking Opportunities and StrategiesPlacemaking opportunities and strategies along Sixth Street could be implemented at one of several potential locations along the Sixth Street corridor to support the growth and success of more vibrant, walkable centers of activity and community gathering.i. Completed Street Tree Canopy. Plant new, large canopy native or “climate-adaptive” street trees where gaps in the canopy exist or where aged trees need to be replaced. A continuous tree canopy adds natural beauty, shade, and wind protection to the corridor, and tall, broad canopy street trees also visually narrow the street corridor, helping calm traffic and improve overall safety. Canopy height should be kept tall to maintain strong visibility of businesses, especially within placemaking priority areas. ii. Enhanced Pedestrian Connectivity and Access. Provide comfortable and direct pedestrian pathways/linkages between adjacent businesses and properties in placemaking priority areas to support walkability and the patronage of multiple businesses and destinations. Pedestrian connections should be located at the building setback line, provide direct access between street-facing building frontages, and include a “clear zone” (free of merchandising, outdoor dining, or other obstructions) for pedestrian circulation. iii. Equestrian Access and Amenities. Provide conveniently located, highly visible areas and equestrian amenities proximal to the trail for equestrian “parking” in placemaking priority areas that are easily accessible from Sixth Street’s trails, including public corrals, hitching areas, and watering facilities. iv. “Activated” Public Realm with New and Renovated Buildings. Enliven the public realm by infilling or adaptively reusing vacant and underutilized properties along Sixth Street with buildings that provide lively ground floor uses and frontages, and by orienting primary building access and entries towards the street or a shared open space. v. “Active” Uses. Prioritize active, neighborhood-serving and lifestyle-supporting businesses, services, and amenities, such as new shops, restaurants, cafés, a market hall where local goods and services can be showcased, and other active, fun, and social uses. vi. Outdoor Gathering Areas. Enliven Sixth Street with placemaking priority areas and social activity that is visible to passers-by, encouraging outdoor dining patios, plazas, community gardens, and other public spaces that are safely buffered from adjacent equestrian trails. vii. Unified Built Character. Ensure the architectural and landscape design character of new and renovated buildings in Sixth Street’s placemaking priority areas is unified and reflective of Norco’s agrarian architectural style and all-American, small-town character. viii. Location of Parking. Place parking for new development in placemaking priority areas behind or beside buildings so that buildings face and activate Sixth Street. Incorporate designated on-site horse trailer parking spaces designed to accommodate safe maneuvering, loading, and unloading for equestrian users. ix. Landscaped Parking Lots. Improve the visual character of existing paved parking lots by introducing shade trees, native and drought-tolerant landscaping, and pervious paving materials, such as gravel and decomposed granite, to reinforce and enhance the corridor’s character. Edible landscaping could also be explored with private property owners. Example of access to agrarian-inspired commercial Example of equestrian amenities in retail areas. development, including driveway finished with pavers.x. Red, White, and Blue Corridor Decoration. Expand the use of Sixth Street’s thematic red, white, and blue street striping. Examples include deploying red, white, and blue bike lane striping and/or enhanced crosswalk designs. This decoration could additionally be coordinated with improved wayfinding signage, public art, lighting, and furnishings along the corridor. b. Safety and Access Opportunities and StrategiesThe key to generating a walkable environment is calming traffic and clarifying vehicular access to sites. This generates a more comfortable and safer environment for pedestrians, equestrians, and motorists, and also increases the likelihood of passing drivers seeing, stopping, and patronizing businesses along Sixth Street. Strategies for slowing down traffic, while preserving Sixth Street’s unique character, include:i. Traffic Calming. Deploy traffic-calming strategies, including traffic signal synchronization to ensure efficient flow of traffic at designated speeds, planting missing street trees to visually narrow the roadway, narrowing vehicular lane widths, and other potential strategies described further in Chapter 5 | Circulation Element. ii. Sixth Street Crossing Safety. Make it easier and safer for pedestrians, equestrians, and cyclists to cross Sixth Street—particularly in placemaking priority areas—to enable customers to enjoy multiple businesses and amenities on foot, horse, or bicycle. Potential strategies include visually enhanced crosswalks, additional signalized mid-block crossings in placemaking priority areas, and pedestrian/equestrian prioritization at traffic signals along the corridor. iii. Driveway Consolidation. Prioritize driveway consolidation in placemaking priority areas to help manage leftturn access to and from Sixth Street, reduce the number of crossings and conflict-points with equestrian trails and bike lanes, and encourage efficient sharing of parking resources. Reducing the number of paved driveways crossing the trails will also improve the equestrian experience (reducing the risk of hooves slipping on smooth paving), as well as the overall trail/corridor aesthetic. iv. Shared Rear Alleys. Where feasible, introduce shared rear alleys across the rear property lines of multiple corridor-fronting parcels to provide improved access to parking, loading, and service areas, and further reduce the number of driveways requiring access from Sixth Street. Rear alley access could be provided from “side streets” perpendicular to Sixth Street, where possible, or from limited access points along Sixth Street. This strategy would create a more continuous and attractive streetscape within placemaking priority areas, reduce driveway disruptions along equestrian trail frontages, and enhance rider safety and comfort.
62 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |63 Chapter 3 COMMUNITY VISION AND PRIORITIESFIGURE 3.14 | SIXTH STREET PLACEMAKING PRIORITY AREA CONCEPTS AND STRATEGIES Enhanced Crosswalks: Improve safe crossing of Sixth Street (and cross streets) for pedestrians, equestrians, and cyclists. Crosswalk art and design that incorporates equestrian-safe materials can be utilized to further expand and emphasize the corridor’s red, white, and blue design.
Buffered Bike Lanes: Restripe (narrow) travel lanes to free additional roadway for buffered Class II bike lanes. Painted buffers can utilize and expand the corridor’s thematic red, white, and blue striping, further enhancing the overall streetscape character.
Completed Street Tree Canopy: Plant new street trees to improve public realm character, provide added shade and wind protection, and visually narrow the street, helping calm traffic and improve safety.
Pedestrian Linkages Between Adjacent Properties: Enable easy and direct pedestrian access between uses within the placemaking priority area.
Equestrian Amenities:Provide corrals and hitching posts in front of businesses to support arrival by horse.
New Development and Building Improvements: Design buildings to “activate” these areas with lively ground floor uses and frontages, and primary street-facing building entries or shared parking lots that are accessible from the street. Agrarian architecture and landscape design is reflective of Norco’s heritage and character.
Parking Located Behind or Beside Buildings: Minimize the visual dominance of parking lots, and establish a strong pattern of buildings, architecture, and landscape that reinforce the character of the corridor.
Conceptual Sixth Street Placemaking Priority Area Key Public Realm Opportunities
Key Private Realm
Opportunities
Sixth St
Equestrian Trail Maintenance Enhancements: Consider material upgrades at crosswalks and drive crossings.
Driveway Consolidation and Shared Parking Supply: Manage left-turn access to and from Sixth Street and reduce the number of “conflict points” with equestrian trails and bike lanes to improve safety outcomes for all modes. Also, reduce the amount of impervious (driveway) materials crossing the equestrian trails to improve the overall public realm character of the corridor.
Visionary view of a business with agrarian-inspired architecture presenting attractive frontage on Sixth Street.Visionary view of retail center with agrarian-inspired architecture and parking lot, located along the side of the building, with clear pedestrian access and ample landscaping. Visionary view of agrarian-inspired commercial building facing pedestrianequestrian trail.
64 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |65 Chapter 3 COMMUNITY VISION AND PRIORITIESE. Fourth Street and Hamner Avenue1. Vision and IntentVacant land near the intersection of Fourth Street and Hamner Avenue provides an opportunity to introduce new housing, businesses, and community amenities, as shown in Figure 3.15 | Fourth Street and Hamner Avenue Development Conceptual Illustration and Figure 3.16 | Fourth Street and Hamner Avenue Development Conceptual Site Map. New development—envisioned to include high-quality, multi-family housing that satisfies State housing requirements, and commercial and mixed-use development along Hamner Avenue—maintains patterns and forms that are appropriate and authentic to Norco’s character. New development is subject to Housing Development Overlay (HDO) zoning and the associated Objective Development Standards (ODS).
FIGURE 3.16 | FOURTH STREET AND HAMNER AVENUE DEVELOPMENT CONCEPTUAL SITE MAP b
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Hamner Ave Hamner Ave
Horseless Carriage Dr
Fourth St ourth St
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Conceptual illustration of a new intersection on Hamner Avenue and a new mixed-use street extending west into a new multifamily development. Streetscape improvements along Hamner Avenue, including enhanced pedestrian and bicycle facilities, improved transit accommodations, and new street trees and landscaping, are intended to calm traffic, improve multimodal safety,and enhance the corridor’s visual character.
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FIGURE 3.15 | FOURTH STREET AND HAMNER AVENUE DEVELOPMENT CONCEPTUAL ILLUSTRATION LEGEND
Conceptual Building FootprintStreet ConnectionsPotential Street Connection to Neighboring NetworkExisting Equestrian Trails Potential Equestrian ConnectionsActive, Mixed-Use EnvironmentPark Space and Community GardensEquestrian AmenitiesPaseo Fronted by Buildings b
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Opportunities for Pedestrian Connection (Subject to Permission of Neighboring Property Owners)Alleys and Parking behind Buildings c
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66 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |67 Chapter 3 COMMUNITY VISION AND PRIORITIES2. Opportunities and StrategiesThis section highlights opportunities and strategies for achieving the vision for the Fourth Street and Hamner Avenue area. These concepts are neither comprehensive of all potential opportunities in this area, nor do they represent a formal development “plan” for this area. Rather, they are provided to help visualize potential outcomes and inform policy direction for this area. Potential opportunities and strategies include:a. New Multi-Family Housing on the West Side of Hamner Avenue. Governed by the Housing Development Overlay (HDO) zoning and the associated Objective Development Standards (ODS), the site located west of Hamner Avenue can be developed with a new multi-family development located within walking distance of a wide range of uses and amenities. Key components of the development could include:
■ Housing Choice. A range of housing options, types, and sizes that accommodate a variety and diversity of household types and sizes, including seniors and young families. ■ Access to Nearby Uses. Multi-family housing located within easy walking, riding, and biking distance of nearby businesses, services, institutions, and amenities. ■ Scale Transitions. New buildings transition in scale, building type, and density to existing residential neighborhoods.
■ Active, Pedestrian-Oriented Environment. An active, mixed-use development, lined by shopfronts, leading from Hamner Avenue westward into the new development. This street aligns with a new street leading into new commercial development on the vacant parcels located on the east side of Hamner Avenue, forming an intersection which provides safe pedestrian crossing. b. Building Character and Massing. Regardless of density or use, new buildings that reflect Norco’s agrarian architecture. Large projects are broken down into distinct buildings or masses, face the street with wellarticulated facades and attractive, welcoming private frontages, such as porches, stoops, and shopfronts, and prioritize the use of natural materials c. Complete, Active Public Realm Network. Interconnected, multimodal streets that balance the needs of all users of all ages and capabilities. Key components of this network include:
■ Equestrian Trails. Extension of the north-south trail through the new neighborhood between Horseless Carriage Drive and Fourth Street/Clark Avenue and connection of the trail to any equestrian amenities within the new development. ■ Walkable Blocks. Creation of a network of streets, paseos, and open spaces that define blocks of limited size.
This walkable network allows residents and visitors to access destinations within the new developments and adjacent uses without needing to take circuitous routes. The interconnected network also enables multiple access routes for emergency vehicles. ■ Connections to Adjacent Streets, Corridors, and Businesses. Provision of access via foot, horse, bike, and car to adjacent streets, trails, bike facilities, and businesses by:
■ Connecting new streets to Town and Country Drive, Hamner Avenue, and Fourth Street at Clark Avenue■ Connecting new streets and/or paseos to dead-end drive aisles at the north edge of the site (with agreement of adjacent property owners)
■ Creating new intersections at Hamner Avenue north of Fourth Street and at Fourth Street and Clark Avenue.
■ Activate the Public Realm. Inspired by pre-World War II neighborhoods and walkable mixed-use environments, buildings oriented towards and accessed from adjacent tree-lined streets and sidewalks through porches, stoops, and shopfronts that help activate the public realm.
New development must provide new trail connections, as exemplified by this trail along Sixth Street.Example of active, walkable, retail environment (Greenville, SC).Example of buildings oriented towards and accessed from adjacent tree-lined streets (Hudson, OH).
Example of multi-family housing with sloped roofs and natural materials (Vernon Hills, IL). Example of multi-family housing with agrarian architecture, set back behind front yards (Ithaca, NY).Example of agrarian architecture in an active, pedestrianoriented environment (San Juan Capistrano, CA).
68 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |69 Chapter 3 COMMUNITY VISION AND PRIORITIESd. Amenities. Amenities that bolster Norco’s character and improve the quality of life of new and existing residents, including:
■ Equestrian Amenities. Trails and shared equestrian facilities. ■ Agricultural Amenities. Managed community gardens (e.g., those overseen by a Home Owners Association (HOA), an apartment management company, or other private partnership), and unmanaged community gardens tended by individual homeowners or tenants, and the provision of fruit/produce-bearing trees and landscaping. ■ Community Gathering Space. Park or plaza space that accommodates passive and active recreation, playground, common room, community swimming pool, community barbecue area, and publicly accessible restrooms associated with other amenities. e. Small-Town Character. Site and building design that is consistent with the Objective Development Standards (ODS) and reflects and strengthens Norco’s small-town character and agrarian architectural style. f. Corridor Frontage.
■ Street-Facing Buildings. Attractive, active, and welcoming facades located behind landscaped front yards (residential uses) or at or near the back of sidewalk (retail uses), rather than behind sound walls or parking lots. ■ Street Trees. Consistent with adopted City-adopted tree and landscaping standards, street trees planted in tree wells or continuous planters along the street that beautify the corridor, while providing separation between buildings, pedestrians on the sidewalk, and moving vehicles. ■ Hamner Avenue Frontage. Since Hamner Avenue is a wide, automobile-oriented thoroughfare lined primarily by parking lots, new buildings can face a new street oriented perpendicular to Hamner Avenue with parking located behind the buildings. ■ Fourth Street Frontage. Since Fourth Street is also automobile-oriented and lined by parking lots, new buildings could either orient their front facades towards Fourth Street or onto new streets perpendicular to Fourth Street, treating Fourth Street like a “side street.” g. Hamner Avenue Street and Streetscape Design.
■ Vehicular and Bike Access. Vehicular lanes along Hamner Avenue could be narrowed to slow car speeds and make room for bike lanes. On-street parking could be provided along Hamner Avenue, especially in front of proposed placemaking priority areas to calm traffic speeds, provide convenient parking, and signal the presence of these walkable areas. ■ Sense of Arrival. Landscaped medians, prominent crosswalks, street trees, and new buildings would signal arrival into the area.
Example of street-facing buildings (Los Olivos, CA).
Example of street trees (Jurupa Valley, CA).
Example of vehicular and bike access (Modesto, CA).
Example of small-scale agricultural amenities.Example of equestrian amenities.Example of community gathering space (Mount Pleasant, SC).
70 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |71 Chapter 3 COMMUNITY VISION AND PRIORITIESF. Second Street and River Road1. Vision and IntentGoverned by the Housing Development Overlay (HDO) zoning and the associated Objective Development Standards(ODS), the approximately 14.5 acre vacant site at the intersection of Second Street and River Road provides a key opportunity for new multi-family and mixed-use development in response to housing demand and State housing requirements. Figure 3.17 | Second Street and River Road Conceptual Site Map illustrates the framework for this site, organizing new multi-family development around a walkable network of tree-lined streets, paseos, and shared community open spaces within short walking, biking, or riding distance of nearby commercial and recreational amenities. 2. Opportunities and StrategiesThis section highlights opportunities and strategies for achieving the vision for the Second Street and River Road area. These concepts are neither comprehensive of all potential opportunities in this area, nor do they represent a formal development “plan” for this area. Rather, they are provided to help visualize potential outcomes and inform policy direction for this area. Potential opportunities and strategies include:a. Complete, Walkable Public Realm Network. Organize the site into a connected, human-scale pattern of blocks, streets, paseos, and community spaces that support walking and biking within the development and to nearby destinations. b. External Connectivity Opportunities. With existing neighborhoods and George Washington Elementary School along the site’s northeast and southeast edges, external connectivity is limited. Nevertheless, development should accommodate potential pedestrian links, such as paseos, to enable future connections with adjacent properties or directly to the school. In addition, a new greenway over the stormwater channel easement could provide future trail connections to citywide destinations. c. Commercial Enhancement. New multi-family development of this site could include, support, or catalyze enhancement or expansion of the existing shopping center(s) at Second Street and River Road. d. Context-Aware and Sensitive Design. Building height, mass, and intensity should appropriately “scale down” to adjacent single-family development.
e. Equestrian Amenities and Trail Network. Provide equestrian-supportive features (e.g., hitching posts, corrals, watering facilities) to accommodate equestrians accessing this site from future trail extensions along Second Street.
LEGEND
Example of “neighborhood-scale” walk-up apartments (Whittier, CA).Example of agrarian-inspired residential development (Ontario, CA). b
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Example of alley with pavers and trees (Ontario, CA).
River Rd River Rd
Parkridge Ave Parkridge Ave
Rocking R.M. Ln Rocking R.M. Ln Stormwater Channel Stormwater Channel Second St Second St
FIGURE 3.17 | SECOND STREET AND RIVER ROAD CONCEPTUAL SITE MAP Springbrook St Springbrook St
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Example of a paseo fronted by buildings (Shoreline, WA).
Street or Paseo ConnectionsKey Equestrian ConnectionsNew Building FootprintCentral Gathering SpaceEquestrian AmenitiesCommunity GardensCommercial or Mixed-Use Site, Reusing or Redeveloping the Existing Corner SitePaseo Fronted by BuildingsAlleys and Parking Behind Buildings
72 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |73 Chapter 3 COMMUNITY VISION AND PRIORITIESG. Norconian Resort Site1. Vision and IntentOnce one of the nation’s premier destinations, the Norconian Resort has a rich and layered history. Built in 1929 atop natural hot springs, the resort quickly became a celebrated luxury destination drawing Hollywood stars, athletes, and dignitaries from across the country. As the resort’s success declined during the economic downturn of the Great Depression, the property later transitioned to U.S. Navy ownership in the early 1940s. During World War II, the U.S. Navy converted the hotel into a hospital, adding ancillary structures to expand capacity. In the 1960s, the State of California acquired the northern portion of the property and repurposed the hotel and adjacent buildings as the California Rehabilitation Center (CRC), as shown in Figure 3.18 | Norconian Resort Site Existing Context. Although the hotel was vacated in the early 2000s due to seismic retrofit needs, the ancillary buildings continued operating as a prison. In 2025, the State announced that CRC would close in 2026, creating an opportunity to thoughtfully plan the future of this historically significant site. Several buildings and structures are listed on the National Register of Historic Places, underscoring its cultural importance and supporting the City’s vision for restoration and adaptive reuse. Nearby features include Lake Norconian, owned and operated by the U.S. Navy to the south; Wayne Makin Shearer Sports Complex, owned and operated by the City of Norco just to the west; and the Santa Ana River and its extensive trail network located beyond the propertyThe vision for the Norconian Resort Site, as shown in Figure 3.19 | Norconian Resort Site Concept, emphasizes preserving the historic hilltop through restoration of the Norconian Hotel and the development of resort style amenities; expanding the adjacent sports complex with additional fields and supporting facilities; and creating a walkable community that blends adaptive reuse of historic buildings for neighborhood serving commercial uses with a variety of for sale and rental housing options designed in a Spanish Mediterranean architectural style that complements the site’s historic character. If Lake Norconian were ever to transition from U.S. Navy ownership, the lake and surrounding landscape could be fully integrated into the site’s long term vision, creating a cohesive destination with scenic open space amenities that complement and enhance the restored historic hilltop resort.
View of Norconian Hotel forecourt. View of Lake Norconian with the Norconian Hotel in the background.
Western Ave Western Ave
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Santa Ana River anta Ana River
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Historic Norconian istoric Norconian Hotel
U.S. Navy .S. Navy
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FIGURE 3.18 | NORCONIAN RESORT SITE EXISTING CONTEXT
Wayne Makin Shearer ayne Makin Shearer
Sports Complex ports Complex
Aerial view of the Norconian Hotel, circa 1929.
74 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |75 Chapter 3 COMMUNITY VISION AND PRIORITIES
National Historic Register District: 1) Hotel 2) Tea Room 4) PowerhouseContributing to Historic District: 3) Nurses’ Quarters 5) Annex 6) Chapel 7) Theater 8) Gym 9) Corpsman’s QuartersFIGURE 3.19 | NORCONIAN RESORT SITE CONCEPT Visionary view of the expanded sports complex (Green Area).
Historic Norconian Hotel and Hilltop Resort. This area focuses on the restoration of the Norconian Hotel (No. 1) and the adaptive reuse of the adjacent historic buildings (Nos. 2–3) to create a destination that supports resort-style amenities, hospitality uses, and unique visitor experiences.Historic Lake Norconian. This area envisions the lake as a scenic open-space amenity that complements the restored Norconian Hotel and hilltop resort. Future planning would consider opportunities to enhance public access, views, recreation, landscape amenities, and connections between the lake, historic buildings, and other site destinations to create a more cohesive resort and visitor experience.Residential/Commercial Redevelopment and Adaptive Reuse. This area would be shaped by market demand. The preferred approach is to preserve and adaptively reuse the historic buildings (Nos. 4–9) for the most feasible uses while creating a walkable community that blends neighborhood-serving commercial uses with a variety of for-sale and rental housing options. New construction would reflect Spanish Mediterranean and Spanish Colonial architecture, feature agricultural amenities, and be thoughtfully integrated with Norco’s horse trail network.Expanded Sports Complex. This area reimagines the existing sports fields into a master-planned consolidated sports complex. As part of this vision, Western Avenue would likely be realigned so it no longer bisects the central activity area.Current Sports Fields. This area is owned and operated by the City of Norco and would be thoughtfully integrated into the expanded sports complex master plan .
Western Ave Western Ave
Fifth St ifth St
Lake Norconian ake Norconian
Corydon Ave Corydon Ave 2 4 1 3 5
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Visionary view of residential redevelopment reflecting Spanish Mediterranean architecture (Blue Area).
Visionary view of the historic Norconian Hotel and Hilltop Resort (Yellow Area).
76 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |77 Chapter 3 COMMUNITY VISION AND PRIORITIES2. Opportunities and StrategiesThis section outlines potential opportunities and strategies for realizing the long-term vision for the Norconian Resort site. Future restoration, adaptive reuse, redevelopment, and public improvements should be guided by a comprehensive Specific Plan that establishes a cohesive framework for historic preservation, recreation, hospitality, housing, commercial uses, circulation, and trail connectivity.a. Evaluate Market Demand and Economic Feasibility. Conduct a focused market and feasibility study to evaluate the potential for hospitality uses and other viable visitor-serving uses on the site, with particular emphasis on the restoration and adaptive reuse of the historic buildings. The study should assess the market potential, physical constraints, rehabilitation requirements, and operational feasibility of uses that could support the Norconian Hotel as a destination resort while identifying complementary uses for the adjacent historic buildings. The analysis should help establish a realistic mix of uses that preserves the historic character of the buildings, supports long-term financial viability, and creates a cohesive visitor experience. b. Restore the Historic Norconian Hotel and Adaptively Reuse Historic Buildings. Prioritize the restoration of the historic Norconian Hotel as the centerpiece of the site and establish a complementary program of resortstyle amenities, hospitality uses, and unique visitor experiences. Historic buildings Nos. 2–3 should be adaptively reused to support the hotel and resort destination, while historic buildings Nos. 4–9 should be evaluated for the most feasible uses based on their historic character, physical condition, market demand, and compatibility with surrounding development. Restoration and adaptive reuse should preserve the site’s historic identity while allowing the buildings to serve viable contemporary purposes. c. Explore Lake Norconian Integration. Explore opportunities to work with the U.S. Navy to transition ownership of Lake Norconian and its surrounding landscape to the City or another appropriate long-term steward. If the lake were to transition from U.S. Navy ownership, it could be integrated into the site’s long-term vision as a scenic open-space amenity that complements the restored Norconian Hotel and hilltop resort. Future planning should consider opportunities to enhance public access, views, recreation, landscape amenities, and connections between the lake, historic buildings, and other site destinations to create a more cohesive resort and visitor experience. d. Create a Master-Planned Sports and Recreation Complex. Reimagine the existing sports fields as part of an expanded, consolidated sports complex that provides a coordinated system of athletic fields, recreation facilities, gathering spaces, and supporting amenities. The City-owned and operated sports fields should be thoughtfully integrated into the overall master plan. Consider realigning Western Avenue so that it no longer bisects the central activity area, creating a more cohesive and connected sports and recreation destination. e. Establish a Walkable Residential and Commercial District. Plan the redevelopment area around a walkable mix of neighborhood-serving commercial uses and diverse housing opportunities, with the ultimate mix and intensity guided by market demand. Preserve and adaptively reuse historic buildings Nos. 4–9 where feasible, while allowing appropriately scaled new construction to complement the historic resources. New residential development could include a variety of for-sale and rental housing types and should be designed to create an integrated neighborhood rather than isolated development areas.
Visionary view of the entrance to the historic Norconian Hotel. Visionary view of Lake Norconian with horseback riding around the lake.
78 | 2050 GENERAL PLAN | CITY OF NORCO, CA FOR REVIEW ONLY - NOT ADOPTED FOR REVIEW ONLY - NOT ADOPTED ADOPTION DRAFT | OCTOBER 2026 |79 Chapter 3 COMMUNITY VISION AND PRIORITIESf. Use Spanish Mediterranean Architecture and Agricultural Design Elements. Establish architectural and sitedesign standards for new construction that reflect the site’s historic character and Norco’s distinctive identity.
New buildings should draw from Spanish Mediterranean or Spanish Colonial architectural traditions, incorporate high-quality materials and pedestrian-oriented design, and integrate agricultural and equestrian-inspired amenities. Landscaping, open spaces, streetscapes, and gathering areas should reinforce a cohesive sense of place across the resort, sports, residential, and commercial areas. g. Create a Connected Public Realm and Circulation Network. Develop an interconnected framework of streets, sidewalks, paseos, open spaces, and gathering areas that links the Norconian Hotel and historic buildings, sports complex, residential and commercial areas, and surrounding trail network. The public realm should prioritize pedestrian connectivity, landscape character, accessibility, and opportunities for community gathering while accommodating necessary vehicular circulation and parking. h. Integrate the Site with Norco’s Equestrian Trail Network. Ensure that future development complements Norco’s equestrian atmosphere by preserving and enhancing connections to the City’s horse trail network and providing appropriate equestrian amenities throughout the site. New streets, driveways, pedestrian facilities, open spaces, and development areas should be designed to minimize conflicts with horse trails and reinforce connections to nearby equestrian destinations, including the Corydon Staging Area and Santa Ana River.
Visionary view of residential redevelopment reflecting Spanish Mediterranean architecture.
Visionary view of commercial redevelopment reflecting Spanish Mediterranean architecture.
Visionary view of residential community reflecting Spanish Mediterranean architecture with open space.
Visionary view of walkable residential community reflecting Spanish Mediterranean architecture.